All Services

Electronic copy of report emailed as a PDF file only unless otherwise stated on quote
Audit applies to quoted areas only unless other stated or ordered
1 only site visit has been allowed. If a return visit is required, then additional site fee of $300 will be incurred.
All reports will be supplied in an electronic format unless otherwise requested. A printing, postage and handling charge is applicable for hard copy reports.
The collection of keys for internal access is not included in the above price. Collection of keys from agents will incur a fee of $50 per collection.
No allowance has been made within this quote for the cost of any other contractors
Does not include physical inspection of the roof over 2.4m in height unless specific allowance is mentioned for the use of Cherry Picker

Asbestos Materials Report and Register – Initial Audit

The purpose of this report is to provide an independent analysis of the presence of asbestos containing materials to the site.

Inclusions

Full inspection of all accessible areas and structures on site to visually identify any asbestos materials onsite
This is a visual audit only
The collection of asbestos samples as required & delivery to NATA accredited Laboratory

Exclusions

Additional charges will be incurred for all lifts and ducted air conditioning onsite. QBM is to be notified of these upon a work order being placed so the additional charges can be approved. If QBM is not notified and we attend site these areas, will not be inspected and will be noted on your report as inaccessible
No allowance has been made within this quote for the cost of a mechanical contractor to provide access to the ducted air conditioning and or lifts should they be on site. We suggest that your regular maintenance contractor be used and invoice you directly. Should you wish QBM to be invoiced and on-charge the cost of the mechanical contractor, a 20% administration fee will be added to the contractor’s invoice
Sample Analysis is an additional fee (see quote) and permission will be requested unless already provided to have these tested for the additional amount
Asbestos Management Plans are not supplied unless ordered for the additional amount (see quote)
We do not label any item onsite or return to site to label identified items. Please request a quote after the initial audit is completed.

The report must be read in its entirety and the client should not just rely upon the section “asbestos register”.

AREAS ACCESSED – LIMITATIONS

Asbestos materials in inaccessible areas will not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work, such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves, and inside floor and ceiling spaces.

Where vermiculite spray is present on site, even though that spray may have been tested and found to not contain asbestos, the testing was conducted in a specific location. Due to the nature of the spray and the on-site mixing methods, asbestos may still be present in areas other than the specific area tested.

The sheeting behind any vermiculite the spray will most likely contain asbestos. As such, it must be assumed that all sheeting behind vermiculite spray contains asbestos, unless it has been specifically referred to as not containing asbestos.

Due to limited access inside the majority of ceiling and floor spaces, there may be asbestos materials present that were not identified due to the limited access. Should any works be planned inside ceilings or floors spaces, the work should only be undertaken with the understanding that asbestos may be present, and all precautions are to be taken by classing the works as part of ”asbestos removal works”. Alternatively, a full destructive audit should be conducted prior to any demolition, renovation, or upgrade works.

No inspection or sampling, unless requested and specifically stated in the report, will be conducted to any structures, machinery, materials or other goods that have been installed or manufactured after 2003 as per current legislation. As such due to the possible importation of materials into Australia that contain asbestos, QBM cannot provide a 100% guarantee that all materials or goods that contain asbestos are listed in this report.

The section titled “Concealed Asbestos Materials” should be read for full details of possible areas of concealment.

The inspection specifically DOES NOT cover any inspection for those items affecting the safety of occupants, visitors and contractors who maybe onsite that is not specifically asbestos related, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular inspections are required and are highly recommended in accordance with the date shown for a review to be conducted. Failure to undertake reviews past this date, will specifically exclude QBM from any actions, injuries or claims concerning this complex/ building and as such, the owner then indemnifies QBM from any such actions.

This report is to be considered to be a “Once Off” and only relevant at the time of inspection. QBM specifically brings to your attention that this report is NOT to be considered as being relevant for any time after the inspection date. As conditions change and the possibility of items that are now considered to be “safe” and defect free, will deteriorate over time. Thus, the need to undertake ongoing safety inspections to keep this complex in a condition free from defects and safety issues.

This report specifically DOES NOT cover any inspection for the identification of Combustible Cladding, nor does it include any reference to Fire or Combustible Cladding Legislation, or consideration of any materials that may or may not be combustible.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

This report specifically DOES NOT cover any considerations as to the usage of the complex/building/common areas, facilities or equipment by persons who are under the influence of alcohol or drugs or any type including prescription drugs. Under the influence shall mean any measure above 0.

CONDITIONS

This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.

Quality Building Management Pty Ltd shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of asbestos, defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.

If at a later date, materials are identified, Quality Building Management Pty Ltd should be requested to investigate if any asbestos materials are present.

This report is not intended to be, nor is it to be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector will not be responsible for any repairs or replacements with regard to this property or the contents thereof.

During the audit, a thorough investigation will be undertaken to identify and locate all visible materials that may contain asbestos. However, due to the hidden locations, lack of access to wall cavities etc, no guarantee can be given that the audit process has identified all such material. Nor should it be construed that the audit has identified all such materials within the building.

This report will be prepared for the client who ordered the report, solely for the purpose set out herein and it is not intended that any other person use or rely on it. Whilst this report is accurate to the best of our knowledge and belief, Quality Building Management Pty Ltd cannot guarantee completeness or accuracy of any descriptions or conclusions based on information supplied to it during site surveys, visits and interviews. Responsibility is disclaimed for any loss or damage, including but not limited to, any loss or damage suffered by the building owner arising from the use of this report or suffered by any other person for any reason whatsoever.

This report should not be intended to be used for the purposes of tendering, programming of works, dismantling or demolition works unless used in conjunction with a specification detailing the extent of the works. To ensure its contextual integrity, the report must be read in its entirety and should not be copied, distributed or referred to in part only.

Reference should be made to section 1 of the survey report which outlines standard access limitations and site-specific access limitations encountered during the course of the survey undertaken.

ADMINISTRATION

The Asbestos Materials Report and Register (AMRR) should be administered by a designated Nominated Officer to ensure that maintenance/service personnel reference the AMRR prior to any work being undertaken on the site.

Where the work involves working in close proximity to, or the disturbance/removal of Asbestos Containing Material (ACM), the Nominated Officer should issue an Access Permit.

Where the removal/disposal of ACM is necessary, the Nominated Officer should also update the AMRR with asbestos removal/disposal details.

Work involving the disturbance/removal of ACM must be carried out in strict accordance with current Legislative requirements and Advisory Standards

Material given an ‘Immediate’ rating should be programmed for removal or ‘making safe’ as soon as is practicable.

Advice regarding work of this nature can be obtained by contacting Quality Building Management Pty Ltd. All other material in a stable condition should be monitored and/or scheduled for future planned removals.

Note: Under no circumstances should asbestos material in a friable condition be disturbed in any way. If in-situ ACM deteriorates to a friable condition, Quality Building Management Pty Ltd should be contacted for professional advice or be engaged to provide a complete management or removal service. It should be noted that the removal and disposal of such materials must be undertaken by a Certified “Remover and Disposer of Asbestos from a Building Structure or Plant” (previously known as, Class 5 Demolisher). Under the Environmental Protection Act 1994, all chemical forms of asbestos are classified as “Regulated Waste”. As such, the transportation of all asbestos materials is an “Environmentally Relevant Activity” requiring the appropriate licensing.

OPERATION AND MAINTENANCE PROGRAMS

An Operations and Maintenance program should be developed for this building.

The purpose of the Operations and Maintenance program is to ensure that appropriate precautionary measures are taken by maintenance workers, and outside contractors, when undertaking activities which could potentially disturb asbestos-containing materials.

The elements of the program include:

Notification of the building occupants of any work, which may disturb asbestos.
Informing in-house maintenance workers and outside contractors of the location of asbestos-containing materials.
Ensuring that all parties involved in the control program, including outside contractors, are informed of any planned potential disturbances of asbestos-containing materials.
Application of safe work procedures for planned work and emergency situations.
Maintaining proper records pertaining to asbestos control
Ensuring that any workers, who may disturb asbestos-containing materials, have received proper training.
Install signage to the front entrance to the property informing that an AMRR has been complied for the property.
Install signage to any friable Asbestos Materials.

The AMRR should be made available to the operation and maintenance staff in the building, or any outside contractors, who may disturb asbestos-containing materials, during the course of their activities.

Quality Building Management Pty Ltd can provide advice and information regarding all asbestos issues and can be engaged to provide a complete asbestos management/removal service as well as all regular maintenance activities.

You (the Customer named in the Customer Schedule) have requested Quality Building Management Pty Ltd to prepare the Report with respect to the Property which Quality Building Management Pty Ltd has agreed to do for the Fee.
The Fee/Invoice must be paid prior to delivery of the report: –

These terms are fixed unless prior arrangements have been made.

The Fee includes any additional expenses detailed in the Services Schedule.

You have assured QUALITY BUILDING MANAGEMENT PTY LTD that: –
- you have a lawful right to allow QUALITY BUILDING MANAGEMENT PTY LTD to enter and inspect the Property
- The Property will be made available for inspection at the time/date specified in the Services Schedule.
Quality Building Management Pty Ltd will prepare and deliver the Report to you after payment of the Fee within a reasonable period after carrying out its inspection of the Property.
You acknowledge and agree with Quality Building Management Pty Ltd that: –
Quality Building Management Pty Ltd will provide the Report in writing which will comprise the whole of the Report.
you should not rely on any verbal assurance or statement made by Quality Building Management Pty Ltd (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement.
unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine the presence of asbestos materials.
Unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of Quality Building Management Pty Ltd and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. This includes the issuing of this report to tenants, agents, contractors and tradesperson performing work on the site. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use or from a purpose as detailed in this report without the written consent of Quality Building Management Pty Ltd.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without Quality Building Management Pty Ltd ‘written consent.
The Property shall at all times remain at your risk and Quality Building Management Pty Ltd will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by Quality Building Management Pty Ltd and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of Quality Building Management Pty Ltd or any other person whether or not such loss or damage is foreseeable or contemplated by Quality Building Management Pty Ltd.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of Quality Building Management Pty Ltd for any breach of that term, condition or warranty shall be limited, at the option of Quality Building Management Pty Ltd to: –
the provision of a further report at no cost to the Customer; or
The payment of an amount equal to the Fee by Quality Building Management Pty Ltd to you.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested Quality Building Management Pty Ltd to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to Quality Building Management Pty Ltd the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified Quality Building Management Pty Ltd against any loss or damage howsoever arising which Quality Building Management Pty Ltd may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client, issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
Quality Building Management Pty Ltd shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of asbestos, defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
If at a later date, asbestos materials are identified, Quality Building Management Pty Ltd should be requested to investigate if any asbestos materials are present. If additional materials are identified, Quality Building Management Pty Ltd will provide an updated report at no cost to you. It is agreed that this shall be the extent of any liability.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor Quality Building Management Pty Ltd will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
During the audit, a thorough investigation will be undertaken to identify and locate all visible materials that may contain asbestos. However, due to the hidden locations, lack of access to wall cavities etc, no guarantee can be given that the audit process will identify all such material. Nor should it be construed that the audit has identified all such materials within the building.
No inspection will be conducted on the ground or soil anywhere within the complex. The inspection only covers the building/s on site and not the ground or soil upon which the complex is built.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work.
Where samples have been taken to prepare the report, that sample will have been to be representative of that particular position of the item in question. ie: the specific spot on a sheet; specific spot on a sprayed beam/ surface. It will be assumed that the entire sheet/s, sprayed material, etc. is consistent with the sampled location. As asbestos could have been added to a product or spray, the results of the particular sample may not be consistent throughout the entire surface/wall/ceiling/ area, etc.

Unless directed by you, Quality Building Management Pty Ltd will not take multiple samples from the same surface. As such other areas of the same surface may actually contain asbestos.

Additional Services

Asbestos Management Plan (Additional Fee’s apply – see quote for details)
Sample Analysis (Additional Fee’s apply – see quote for details)

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

– shortened to (QBM), will always request Strata plans, construction plans, and Strata CMS prior to any inspection and report. These are critical elements in ensuring that the service provided by QBM is not only the most professional, but also accurate as far as this report provided by QBM.

Without the Strata Plans, QBM cannot accurately identify the strata boundaries or sizing of lots, nor the boundaries between lots and Common Property. Without the Strata CMS, QBM will not know the number of entitlements or in many cases, the boundaries of “Exclusive Use” areas.

As such, without the supply of Strata Plans and Strata CMS, QBM will still undertake the inspection and complete a report to the best of our ability with the limited information provided, but the Body Corporate will in effect be taking full responsibility for the accuracy of such inspections and reports provided.

QBM will undertake the service as requested by the Work Order from the Body Corporate, with the full understanding that the Body Corporate (client) is fully indemnifying QBM for any and all actions and liabilities as a result of the client not providing the Strata Plans and Strata CMS.

THE PROPERTY

Any report completed will be for the Strata property, and only the Strata property, as listed on the front cover of the report. Any mention of any property other than the property listed on the front cover of the report, will not have been inspected and must be construed as NOT forming any part of the report, nor the inspection conducted for the report.

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The Client for the inspection conducted for any report, and any report itself, is the Owner’s Name / Body Corporate, and only the Owner’s Name /Body Corporate as listed on the order received requesting the report only, and the Owner’s Name /Body Corporate, and invoice only the Owner’s Name /Body Corporate as listed on the invoice accompanying the report.

The report will be completed for the Owner’s Name /Body Corporate for the Commercial /Strata property, and only the Commercial /Strata property, as listed on the front cover of the report. Any mention of any Owner’s Name /Body Corporate or property other than the Owner’s Name /Body Corporate for the property listed on the front cover of the report, will not have been inspected and must be construed as NOT forming any part of the report nor the inspection conducted or the report.

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Asbestos Materials Report and Register – Review

The purpose of this report is to review a previously compiled Asbestos Material Report and Register for any changes and provide an updated current report and register.

Inclusions

A re-assessment of all previously assumed &/or positively identified asbestos items and report upon the current condition. The most current report must be present at the time of quoting if not previously completed by QBM
This is a visual audit only
The collection of asbestos samples as required & delivery to NATA accredited Laboratory

Exclusions

No allowance has been made within this quote for the cost of any other contractors as this is a re-assessment only of previously identified asbestos materials.
No allowance has been made for a new inspection of the property to look for additional items.
This report does not cover or look for building defect or health and safety issues outside of the asbestos.

The report must be read in its entirety and the client should not just rely upon the section “asbestos register”.

AREAS ACCESSED – LIMITATIONS

The section titled “Concealed Asbestos Materials” should be read for full details of possible areas of concealment.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

CONDITIONS

If at a later date, materials are identified, Quality Building Management Pty Ltd should be requested to investigate if any asbestos materials are present.

Reference should be made to section 1 of the survey report which outlines standard access limitations and site-specific access limitations encountered during the course of the survey undertaken.

ADMINISTRATION

Where the work involves working in close proximity to, or the disturbance/removal of Asbestos Containing Material (ACM), the Nominated Officer should issue an Access Permit.

Where the removal/disposal of ACM is necessary, the Nominated Officer should also update the AMRR with asbestos removal/disposal details.

Work involving the disturbance/removal of ACM must be carried out in strict accordance with current Legislative requirements and Advisory Standards

Material given an ‘Immediate’ rating should be programmed for removal or ‘making safe’ as soon as is practicable.

OPERATION AND MAINTENANCE PROGRAMS

An Operations and Maintenance program should be developed for this building.

The elements of the program include:

Notification of the building occupants of any work, which may disturb asbestos.
Informing in-house maintenance workers and outside contractors of the location of asbestos-containing materials.
Ensuring that all parties involved in the control program, including outside contractors, are informed of any planned potential disturbances of asbestos-containing materials.
Application of safe work procedures for planned work and emergency situations.
Maintaining proper records pertaining to asbestos control
Ensuring that any workers, who may disturb asbestos-containing materials, have received proper training.
Install signage to the front entrance to the property informing that an AMRR has been complied for the property.
Install signage to any friable Asbestos Materials.

You (the Customer named in the Customer Schedule) have requested Quality Building Management Pty Ltd to prepare the Report with respect to the Property which Quality Building Management Pty Ltd has agreed to do for the Fee.
The Fee/Invoice must be paid prior to delivery of the report: –

These terms are fixed unless prior arrangements have been made.

The Fee includes any additional expenses detailed in the Services Schedule.

You have assured QUALITY BUILDING MANAGEMENT PTY LTD that: –
- you have a lawful right to allow QUALITY BUILDING MANAGEMENT PTY LTD to enter and inspect the Property
- The Property will be made available for inspection at the time/date specified in the Services Schedule.
Quality Building Management Pty Ltd will prepare and deliver the Report to you after payment of the Fee within a reasonable period after carrying out its inspection of the Property.
You acknowledge and agree with Quality Building Management Pty Ltd that: –
Quality Building Management Pty Ltd will provide the Report in writing which will comprise the whole of the Report.
you should not rely on any verbal assurance or statement made by Quality Building Management Pty Ltd (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement.
unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine the presence of asbestos materials.
Unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of Quality Building Management Pty Ltd and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. This includes the issuing of this report to tenants, agents, contractors and tradesperson performing work on the site. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use or from a purpose as detailed in this report without the written consent of Quality Building Management Pty Ltd.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without Quality Building Management Pty Ltd ‘written consent.
The Property shall at all times remain at your risk and Quality Building Management Pty Ltd will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by Quality Building Management Pty Ltd and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of Quality Building Management Pty Ltd or any other person whether or not such loss or damage is foreseeable or contemplated by Quality Building Management Pty Ltd.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of Quality Building Management Pty Ltd for any breach of that term, condition or warranty shall be limited, at the option of Quality Building Management Pty Ltd to: –
the provision of a further report at no cost to the Customer; or
The payment of an amount equal to the Fee by Quality Building Management Pty Ltd to you.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested Quality Building Management Pty Ltd to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to Quality Building Management Pty Ltd the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified Quality Building Management Pty Ltd against any loss or damage howsoever arising which Quality Building Management Pty Ltd may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client, issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
Quality Building Management Pty Ltd shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of asbestos, defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
If at a later date, asbestos materials are identified, Quality Building Management Pty Ltd should be requested to investigate if any asbestos materials are present. If additional materials are identified, Quality Building Management Pty Ltd will provide an updated report at no cost to you. It is agreed that this shall be the extent of any liability.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor Quality Building Management Pty Ltd will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
During the audit, a thorough investigation will be undertaken to identify and locate all visible materials that may contain asbestos. However, due to the hidden locations, lack of access to wall cavities etc, no guarantee can be given that the audit process will identify all such material. Nor should it be construed that the audit has identified all such materials within the building.
No inspection will be conducted on the ground or soil anywhere within the complex. The inspection only covers the building/s on site and not the ground or soil upon which the complex is built.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work.
Where samples have been taken to prepare the report, that sample will have been to be representative of that particular position of the item in question. ie: the specific spot on a sheet; specific spot on a sprayed beam/ surface. It will be assumed that the entire sheet/s, sprayed material, etc. is consistent with the sampled location. As asbestos could have been added to a product or spray, the results of the particular sample may not be consistent throughout the entire surface/wall/ceiling/ area, etc.

Unless directed by you, Quality Building Management Pty Ltd will not take multiple samples from the same surface. As such other areas of the same surface may actually contain asbestos.

Additional Services

Asbestos Management Plan (Additional Fee’s apply – see quote for details)
Sample Analysis (Additional Fee’s apply – see quote for details)

Additional Services

Asbestos Management Plan (Additional Fee’s apply – see quote for details)
Sample Analysis (Additional Fee’s apply – see quote for details)

Asbestos Management Plan

The purpose of the Asbestos Management Plan is to ensure that appropriate precautionary measures are taken by maintenance workers and outside contractors in the performance of activities which could potentially disturb materials containing asbestos. The aim of the plan is to keep the building safe for both workers and occupants.

This inspection specifically DOES NOT cover any inspection for those items affecting the safety of occupants, visitors and contractors who maybe onsite that is not specifically asbestos related, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular inspections are required and are highly recommended in accordance with the date shown for a review to be conducted. Failure to undertake reviews past this date, will specifically exclude QBM from any actions, injuries or claims concerning this complex/ building and as such, the owner then indemnifies QBM from any such actions.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

Emergency Management Plan

The purpose of the plan is to document procedures for handling various types of emergencies and for the evacuation of a particular property only. The procedures should not be considered rigid but rather as flexible guidelines to be adapted to cope with any unanticipated emergency.

This manual and procedures herein have been formulated to fully comply with the Building Fire Safety Regulation 2008 and may be used as part of an Emergency Plan as mentioned in Australian Standard AS 3745 – 2010 Planning for emergencies in facilities.

A copy of this plan, along with all other relevant approval documents must be kept within the building it pertains. Another copy must be kept in a secure place in other premises. If the copy is kept in the form of an electronic copy at a separate location this electronic copy must be able to be readily accessed from the building this plan pertains to so as to be useable for subsequent reference.

It is highly recommended that the onsite copy be kept in a secure box to protect the document from any effects of fire. The installation of a “Fire Box” to store all safety documents is recommended.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention, Fire Systems, Fire Safety, or Fire Compliance of any type.

You (the Customer named in the Customer Schedule) have requested QBM to prepare the Report with respect to the Property which QBM has agreed to do for the Fee.
This report excludes inspections of/for fire & Smoke compartmentation
This is not a Certification Audit for fire installations, nor is it an inspection in relation to compliance with the Building Code of Australia or relevant Building Codes enforced at the time of construction
Online training is supplied to fulfill the requirements of the BFSR 2008 and does not state the competency of the person undertaking the online fire training, further QBM is not responsible for the use of fire equipment on site
Live fire training indicates the competency of the trainee at the time of training
The Fee/Invoice must be paid: –

These terms are fixed unless prior arrangements have been made.

The Fee includes any additional expenses detailed in the Services Schedule.

Invoicing is made under the Building and Construction Industry Payments Act Qld 2004.

Payment must be made within 28 days of the invoice date.

You have assured QBM that: –
- you have a lawful right to allow QBM to enter and inspect the Property.
- the Property will be made available for inspection at the time/date specified in the Services Schedule.
- you will pay for all costs associated with the collection of the fee amount if the full amount is not paid within the payment terms.
- you agreed that all debt collection costs including legal fees, debt collection agency and any court costs will be paid for any debt collection process.

QBM will prepare and deliver the Report to you after payment of the Fee within a reasonable period after carrying out its inspection of the Property.
You acknowledge and agree with QBM that: –
QBM will provide the Report in writing which will comprise the whole of the Report.
you should not rely on any verbal assurance or statement made by QBM (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement;
unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine if, at the time of inspection, the identified areas were performing their intended function without regard to life expectancy.
the purpose of the Report is as stated in the Report.
unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of QBM and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. This includes the issuing of this report to tenants, agents, contractors and tradesperson performing work on the site. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use or for a purpose as detailed in this report without the written consent of QBM.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without QBM’s written consent.
The Property shall at all times remain at your risk and QBM will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by QBM and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of QBM or any other person whether or not such loss or damage is foreseeable or contemplated by QBM.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of QBM for any breach of that term, condition or warranty shall be limited, at the option of QBM to: –
the provision of a further report at no cost to the Customer; or
the payment of an amount equal to the Fee by QBM to you.
Subject to the preceding clause you undertake and agree to indemnify and keep indemnified QBM against all actions, claims, proceedings, costs, losses or damage whatever and howsoever caused or arising which QBM may sustain, incur or pay in connection with or arising from the provision of the Report and inspection of the Property in connection with or occasioned as a result of the negligence of QBM or any other person or corporation and you acknowledge that it is agreed to be the responsibility of the Customer to effect insurance on the Customer’s behalf in respect of those matters for which this indemnity is given.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested QBM to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to QBM the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified QBM against any loss or damage howsoever arising which QBM may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client, issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor QBM will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

DILAPIDATION SURVEY REPORT

SCOPE OF INSPECTION

There are two parts to a Dilapidation Survey Report.

A Pre–Construction Dilapidation Survey Report documents the visual condition of the surrounding buildings and infrastructure before our client commences construction works.

A Post-Construction Dilapidation Survey will be conducted similarly to identify any changes that may have occurred during construction.

The inspection will be conducted on a specific day and has identified those items affecting the building, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular inspections are required and are highly recommended. For residential complexes yearly safety inspections are required at a minimum. Whereas for commercial complexes or commercial sections within a residential complex, safety inspections should be conducted at least 6 monthly.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

LIMITATIONS OF THIS REPORT

This is a Dilapidation Report as defined above, below are the limitations and exclusions:

Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided
This report does NOT include the following:

Asbestos and Other Toxic Materials including Contaminations
- This report does not include any testing or identifying in any way existence of such toxic materials. However QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
- No inspections conducted of structural adequacy of any building elements
- No assessment made of design issues or compliance with the Building Code of Australia
Electrical Installations
- No inspections conducted of any electrical installations
Engineering Issues
- This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However QBM can, if requested to provide such services.
Environmental Issues
- No consideration made of environmental issues
Fit for Purpose considerations
Geotechnical Considerations
- This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However QBM can, if requested to provide such services.
Glass
- No inspection or testing has been conducted to identify the adequacy r compliance to standards of the glass within the complex.
Lighting
- The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
Plumbing and Sewerage Installations
Mechanical Installations including, (Air-conditioning, Lifts, etc.)
No inspections conducted of any plumbing installations
Operation and functioning of Smoke detector and other fire fighting/detection systems
- No inspections or testing conducted of any fire equipment
Operation and functioning of Security Systems
- No inspection or testing conducted of any security systems
Pool Safety
- No inspection has been conducted on the swimming pool fencing.
- This is not a Pool Compliance inspection
- A full Pool Safety Certification inspection will be required if a swimming pool is on site
Tiles
- Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
Timber Pests
- The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

INFORMATION FOR HOME OWNERS

As this report does not specifically include these areas, the comments below are for informational purposes only and future consideration.

Asbestos

As this report does not specifically include testing for such substances, the comments that may be given are for information purposes only and future consideration.

If the building was constructed before 2004 there is a likelihood of the presence of ACM onsite. If an audit has not been completed then it is recommended that such an audit is undertaken prior to any renovation, demolition or maintenance works are carried out. QBM would be happy to arrange full site and laboratory testing.

Building Act Compliance

A major issue to be considered is the existence of any illegal, unauthorised or non-complying construction works. It must be noted that building regulations are continually changing, and as such, a structure may have been constructed to past regulations which does not necessarily meet current regulations. If there are any concerns then it is recommended that a separate survey is conducted.

Glass Compliance

The Standard and the Building Code of Australia in general are not retrospective. Therefore, there is no specific legislative requirement to remove and upgrade existing glass in buildings. The exception is where the glass requires replacement due to breakage or renovations. Then the replaced glass must comply with the Australian Standard AS 1288 -1994. However, Case Law has highlighted the requirement that building owners “owe a duty of care” to the occupants / users of the building, this is even more so in buildings used by children. It is recommended that a detailed Glass Audit be conducted.

Mould

Mildew and non-wood decay fungi is commonly known as mould. Mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. If Mould is noted as present within the property or if you notice Mould and are concerned as to the possible health risk resulting from its presence then you should seek advice from your local Council, State or Commonwealth Government or a qualified expert such as an Industry Hygienist.

Swimming Pools

If there are any concerns regarding likelihood of structural problems that may impact upon the building or property, then QBM would be happy to arrange full site inspection and testing by a structural engineer.

Consumer Complaints Procedure: in the event of any controversy or claim arising out of, or relating to this report, either party must give written notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the notice then the dispute shall be referred to a mediator nominated by the inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the institute of arbitrators and mediators of Australia for resolution by arbitration.

1) This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.

2) QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.

3) Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:

The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

CONDITION ASSESSMENT REPORT

The report will be compiled following a thorough onsite, visual, inspection of all accessible common areas, without entering a lot, to identify the general condition of the grounds, building and assets onsite at the specific day and time of the inspection.

All defects and recommendations have been identified and reported upon, based on the inspector’s professional knowledge and experience.

This inspection and report is specifically limited to those items that are present during this inspection at the time of day and the prevailing weather conditions at the time of the inspection. As such there may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours.

The recommendations supplied are the most cost-effective method to rectify the defects onsite. For most items there are various ways rectification can occur, we have not listed all methods. Should you choose a method, outside of the one listed within the report, it is at your discretion.

You are not legally obliged to follow these recommendations or rectify any hazards identified and reported upon. Should you choose not to follow these recommendations, then you must take full responsibility for any incidents that occur from the lack of action.

This inspection will be conducted on a specific day and has identified those items affecting the building, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular inspections are required and are highly recommended. For residential complexes yearly safety inspections are required at a minimum. Whereas for commercial complexes or commercial sections within a residential complex, safety inspections should be conducted at least 6 monthly.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

Where a swimming pool is present within a complex, an inspection has not been conducted for defects within the pool and DOES NOT include a Certificate of Compliance. This is not a code compliance inspection. A certificate of compliance must be obtained from the local authority or licensed pool safety inspector.

Only the accessible common areas of the property have been inspected for this report unless specifically stated otherwise. The internal of lots and inside of roof spaces have not been inspected unless specifically stated.
Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided.
This report does not consider how an occupier, visitor or contractor / worker undertakes any tasks while onsite.
This report does NOT include the following:
Asbestos and Other Toxic Materials including Contaminations
1. This report does not include any testing or identifying in any way existence of such toxic materials. However, QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
1. This audit has not been undertaken to identify Building Act Compliance issues of any nature, and as such DOES NOT include the inspection of Building Act Compliance issues. Where mention is made of such issues, these are in the context of Health and Safety only and should not be construed as being an inspection to identify any or all building structures, fabric, aesthetic, or compliance issues.
2. No inspections conducted of structural adequacy of any building elements

No assessment made of design issues or compliance with the Building Code of Australia. This includes, but is not limited to, the compliance of all ramps, handrails, barriers or stairs within the complex.

Electrical Installations
1. No inspections conducted of any electrical installations
Engineering Issues
1. This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Environmental Issues
1. No consideration made of environmental issues
Fit for Purpose considerations
Fire Equipment Onsite
1. Specific measuring or testing of fire protection plant and equipment, or its suitability has not been undertaken as part of this report. Any comments made concerning these issues have been made only from visual observation. To ensure that the systems meet current Australian Standards, then specialist consultants must be engaged
2. This inspection and subsequent report DOES NOT include, and specifically excludes any and all issues concerning the appropriateness or workings of any firefighting or fire protection devices, equipment and/or training and procedures within, or missing from the complex.
Geotechnical Considerations
1. This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Glass
1. No inspection or testing has been conducted to identify the adequacy or compliance to standards of the glass within the complex.
Lighting / Ventilation
1. The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
2. Specific measuring of any items has not been undertaken as part of this report. Any comments made concerning the level of lighting and/or ventilation has been made only from visual observation. To ensure that the level of lighting and ventilation meets current Australian Standards, then specialist consultants must be engaged.
1. Mechanical Installations including, (Air-conditioning, Lifts, etc.)
2. Mould

Mould can be a serious health risk. However, to comment on mould contamination, you need to be an expert. This report specifically does not report upon mould. Should mould be present, an Occupational Hygienist should be engaged to report upon any health risks associated with mould.

1. Neighbourhood

No consideration of the neighbouring impacts such as traffic, noise, people or pets have been included in this inspection unless specifically noted within the table.
If there are any neighbourhood concerns identified that may impact upon the building or property, they may be listed for your consideration. However, such issues as those listed or proximity to such places may impact upon the property in a positive manner and may increase the value, potential, or future potential of the property. As such it is recommended that such issues are taken into consideration prior to making or confirming decisions on the property.

1. Operation and functioning of Security Systems

No inspection or testing conducted of any security systems

1. Plumbing and Sewerage Installations
2. Pool Safety

No inspection has been conducted on the swimming pool fencing.
This is not a Pool Compliance inspection

A full Pool Safety Certification inspection will be required if a swimming pool is on site

1. Site Drainage

Any Site Drainage problems or risks that may impact upon the property need to be considered. These may include the existence of external sources of water flow and storm-water systems.
Unless specifically stated, this report does not specifically include a hydraulic survey, any comments given, are for information purposes only and future consideration. If such problems are suspected by the inspecting officer, they may provide comments. However, the lack of comment does not necessarily indicate that there would not be problems in the future due to the unpredictable nature of weather patterns

1. Stairs / Stairwells

No inspection has been carried out on the structural integrity of the handrails or barriers.
No load testing has been completed to handrails, barriers or balconies.

Where hazards have been identified, the relevant Building Code of Australia has NOT been taken into account for compliance. It has been identified as a safety hazard.

1. Tiles

Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
No Slip Testing has been conducted on any tiled surface to determine the Slip resistance Rating.

1. Timber Pests

The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

INFORMATION FOR OWNERS

As this report does not specifically include these areas, the comments below are for informational purposes only and future consideration.

Asbestos

As this report does not specifically include testing for such substances, the comments that may be given are for information purposes only and future consideration.

Building Act Compliance

A major issue to be considered is the existence of any illegal, unauthorized or non-complying construction works. It must be noted that building regulations are continually changing, and as such, a structure may have been constructed to past regulations which does not necessarily meet current regulations. If there are any concerns then it is recommended that a separate survey is conducted.

Electric circuits

Even though the complex may have a safety switch installed, it is recommended that an electrical contractor be engaged to identify and ensure that all electrical power and lighting circuits to common areas are protected by an electrical Safety Switch. Regular testing of all electrical safety switches is required each 2 years to comply with AS/NZS 3760: 2003. QBM has not tested this equipment. This is a recommendation for the committee to confirm that they are having these inspections conducted.

Fire and Emergency Planning

With the ever-changing requirements it is imperative to ensure your complex complies with the necessary Acts and Regulations currently enforced. QBM would be happy to arrange Fire Safety Survey so you know if you have any non-compliant issues to rectify.

Engineering Issues

Building structural and maintenance issues affect the structural integrity and/or on-going costs of the building as well as the on-going safety of the occupants and users of the complex. However, the services within the building may actually make the building unserviceable or not meeting current Australian Standards. This report does not cover any Engineering issues.

Glass Compliance

Mould

Swimming Pools

This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
This report is not an all-encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer
Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Defect Assessment (Condition Assessment) Report

The purpose of this report is to provide a listing of building defects and maintenance works that are required to be rectified.

Inclusions

A full and detailed on-site inspection of all accessible common areas of the property to identify visual defects and maintenance issues present
Provide a detailed description and location of any identified issues
Condition and listing of all surrounds to each building including parking and paths
Full Photographic evidence
No cost estimates are provided in this report.

Exclusions

This report is to specifically report on building defects and does not include the identification or design of rectification requirements
This report does not include comparisons between the original design and actual construction
Does not consider the following issues: Safety, Engineering design or inspection, Electrical defects, Landscaping, Plumbing, presence of Asbestos or any other harmful substances, Fire Services, Fire separation to individual units, Site levels
Does not include a re-inspection after the completion of works
Does not identify or list the responsibilities for repairs of defects
Additional Limitations and Conditions (See notes listed further down the page)

All defects and recommendations have been identified and reported upon, based on the inspector’s professional knowledge and experience

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

Only the accessible common areas of the property have been inspected for this report unless specifically stated otherwise. The internal of lots and inside of roof spaces have not been inspected unless specifically stated.
Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided.
This report does not consider how an occupier, visitor or contractor / worker undertakes any tasks while onsite.
This report does NOT include the following:

Asbestos and Other Toxic Materials including Contaminations
1. This report does not include any testing or identifying in any way existence of such toxic materials. However, QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
1. This audit has not been undertaken to identify Building Act Compliance issues of any nature, and as such DOES NOT include the inspection of Building Act Compliance issues. Where mention is made of such issues, these are in the context of Health and Safety only and should not be construed as being an inspection to identify any or all building structures, fabric, aesthetic, or compliance issues.
2. No inspections conducted of structural adequacy of any building elements

No assessment made of design issues or compliance with the Building Code of Australia. This includes, but is not limited to, the compliance of all ramps, handrails, barriers or stairs within the complex.

Electrical Installations
1. No inspections conducted of any electrical installations
Engineering Issues
1. This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Environmental Issues
1. No consideration made of environmental issues
Fit for Purpose considerations
Fire Equipment Onsite
1. Specific measuring or testing of fire protection plant and equipment, or its suitability has not been undertaken as part of this report. Any comments made concerning these issues have been made only from visual observation. To ensure that the systems meet current Australian Standards, then specialist consultants must be engaged
2. This inspection and subsequent report DOES NOT include, and specifically excludes any and all issues concerning the appropriateness or workings of any firefighting or fire protection devices, equipment and/or training and procedures within, or missing from the complex.
Geotechnical Considerations
1. This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Glass
1. No inspection or testing has been conducted to identify the adequacy or compliance to standards of the glass within the complex.

Lighting / Ventilation
1. The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
2. Specific measuring of any items has not been undertaken as part of this report. Any comments made concerning the level of lighting and/or ventilation has been made only from visual observation. To ensure that the level of lighting and ventilation meets current Australian Standards, then specialist consultants must be engaged.

1. Mechanical Installations including, (Air-conditioning, Lifts, etc.)
2. Mould

Mould can be a serious health risk. However, to comment on mould contamination, you need to be an expert. This report specifically does not report upon mould. Should mould be present, an Occupational Hygienist should be engaged to report upon any health risks associated with mould.

1. Neighbourhood

No consideration of the neighbouring impacts such as traffic, noise, people or pets have been included in this inspection unless specifically noted within the table.
If there are any neighbourhood concerns identified that may impact upon the building or property, they may be listed for your consideration. However, such issues as those listed or proximity to such places may impact upon the property in a positive manner and may increase the value, potential, or future potential of the property. As such it is recommended that such issues are taken into consideration prior to making or confirming decisions on the property.

1. Operation and functioning of Security Systems

No inspection or testing conducted of any security systems

1. Plumbing and Sewerage Installations
2. Pool Safety

No inspection has been conducted on the swimming pool fencing.
This is not a Pool Compliance inspection

A full Pool Safety Certification inspection will be required if a swimming pool is on site

1. Site Drainage

Any Site Drainage problems or risks that may impact upon the property need to be considered. These may include the existence of external sources of water flow and storm-water systems.
Unless specifically stated, this report does not specifically include a hydraulic survey, any comments given, are for information purposes only and future consideration. If such problems are suspected by the inspecting officer, they may provide comments. However, the lack of comment does not necessarily indicate that there would not be problems in the future due to the unpredictable nature of weather patterns

1. Stairs / Stairwells

No inspection has been carried out on the structural integrity of the handrails or barriers.
No load testing has been completed to handrails, barriers or balconies.

Where hazards have been identified, the relevant Building Code of Australia has NOT been taken into account for compliance. It has been identified as a safety hazard.

1. Tiles

Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
No Slip Testing has been conducted on any tiled surface to determine the Slip resistance Rating.

1. Timber Pests

The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

INFORMATION FOR OWNERS

As this report does not specifically include these areas, the comments below are for informational purposes only and future consideration.

Asbestos

As this report does not specifically include testing for such substances, the comments that may be given are for information purposes only and future consideration.

Building Act Compliance

Electric circuits

Fire and Emergency Planning

Engineering Issues

Glass Compliance

Mould

Swimming Pools

This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
This report is not an all-encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer
Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Fire Safety Services Audit and Evacuation Plan / Emergency Management Plan – Initial

The purpose of this report is to comply with the current Work Health and Safety Act and/or Building Fire Safety Regulations 2008.

Inclusions

Fire Safety Audit
- Inspection of the site
- Report upon any issues with the fire services within the building including access and fire hazards
- Report upon any issues requiring rectification to enable yearly fire statement/annual occupiers statement to be submitted
- Report upon maintenance and service requirements on all fire equipment

Fire & Evacuation Plan / Emergency Management Plan Development
- Conduct a survey of the property to identify the methods of evacuation
- Discussion with on-site persons to develop a site specific evacuation plan
- Compilation and supply of required plan in electronic format

Fire & Evacuation Sign Development
- Conduct a survey of the site to identify the safest route of exit
- Develop site specific Evacuation Diagrams to comply with AS3745-2010
- Supply of Evacuation Diagrams to common area in A3 to a multi-tenanted complex and/or internal depending on order
- Other formats to be at additional cost

Submission of Annual Occupiers Statement (QLD Only)
- Compilation of supplied maintenance records
- Confirmation of maintenance requirements based upon supplied Statement of fire installations
- Submission of Annual Occupiers Statement to QFES

Exclusions

Any changes or alterations required to the plan during the year will be charged at our standard consultancy rate of $185 per hour. (No site visit included)
Any changes to diagrams after they have been printed and supplied will be carried out at consultancy rates.
This is NOT a Code Compliance Certification audit.
The results are the opinion of a trained professional only.
Only visible areas have been inspected. No hidden areas or fire installations have been identified or inspected.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention, Fire Systems, Fire Equipment.

You (the Customer named in the Customer Schedule) have requested QBM to prepare the Report with respect to the Property which QBM has agreed to do for the Fee.
This report excludes inspections of/for fire & Smoke compartmentation
This is not a Certification Audit for fire installations, nor is it an inspection in relation to compliance with the Building Code of Australia or relevant Building Codes enforced at the time of construction
Online training is supplied to fulfill the requirements of the BFSR 2008 and does not state the competency of the person undertaking the online fire training, further QBM is not responsible for the use of fire equipment on site
Live fire training indicates the competency of the trainee at the time of training
The Fee/Invoice must be paid: –

These terms are fixed unless prior arrangements have been made.

The Fee includes any additional expenses detailed in the Services Schedule.

Invoicing is made under the Building and Construction Industry Payments Act Qld 2004.

Payment must be made within 28 days of the invoice date.

You have assured QBM that: –
- you have a lawful right to allow QBM to enter and inspect the Property.
- the Property will be made available for inspection at the time/date specified in the Services Schedule.
- you will pay for all costs associated with the collection of the fee amount if the full amount is not paid within the payment terms.
- you agreed that all debt collection costs including legal fees, debt collection agency and any court costs will be paid for any debt collection process.

QBM will prepare and deliver the Report to you after payment of the Fee within a reasonable period after carrying out its inspection of the Property.
You acknowledge and agree with QBM that: –
QBM will provide the Report in writing which will comprise the whole of the Report.
you should not rely on any verbal assurance or statement made by QBM (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement.
unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine if, at the time of inspection, the identified areas were performing their intended function without regard to life expectancy.
the purpose of the Report is as stated in the Report.
unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of QBM and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. This includes the issuing of this report to tenants, agents, contractors and tradesperson performing work on the site. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use or for a purpose as detailed in this report without the written consent of QBM.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without QBM’s written consent.
The Property shall at all times remain at your risk and QBM will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by QBM and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of QBM or any other person whether or not such loss or damage is foreseeable or contemplated by QBM.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of QBM for any breach of that term, condition or warranty shall be limited, at the option of QBM to: –
the provision of a further report at no cost to the Customer; or
the payment of an amount equal to the Fee by QBM to you.
Subject to the preceding clause you undertake and agree to indemnify and keep indemnified QBM against all actions, claims, proceedings, costs, losses or damage whatever and howsoever caused or arising which QBM may sustain, incur or pay in connection with or arising from the provision of the Report and inspection of the Property in connection with or occasioned as a result of the negligence of QBM or any other person or corporation and you acknowledge that it is agreed to be the responsibility of the Customer to effect insurance on the Customer’s behalf in respect of those matters for which this indemnity is given.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested QBM to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to QBM the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified QBM against any loss or damage howsoever arising which QBM may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client, issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor QBM will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work.

Additional Services

Annual Evacuation Drill Coordination (Additional Fee’s apply – see quote for details)
General & First Response Online Training (Additional Fee’s apply – see quote for details)
Evacuation Coordination Online Training (Additional Fee’s apply – see quote for details)

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Fire Safety Services Audit and Evacuation Plan / Emergency Management Plan – Review

The purpose of this report is to review the plan and signs in place and ensure they comply with the current Work Health and Safety Act and/or Building Fire Safety Regulations 2008.

Inclusions

Fire Safety Audit
- Inspection of the site
- Report upon any issues with the fire services within the building including access and fire hazards
- Report upon any issues requiring rectification to enable yearly fire statement/annual occupiers statement to be submitted
- Report upon maintenance and service requirements on all fire equipment

Fire & Evacuation Plan / Emergency Management Plan Development
- Review the Evacuation / Emergency Management Plan in place and make the required amendments if applicable

Fire & Evacuation Sign Development
- Review the Evacuation Signs in place and note any required amendments if applicable
- Required changes can be made for an additional fee (to be quoted after site visit)

Submission of Annual Occupiers Statement (QLD Only)
- Compilation of supplied maintenance records
- Confirmation of maintenance requirements based upon supplied Statement of fire installations
- Submission of Annual Occupiers Statement to QFES

Exclusions

Any changes or alterations required to the plan during the year will be charged at our standard consultancy rate of $185 per hour. (No site visit included)
Any changes to diagrams after they have been printed and supplied will be carried out at consultancy rates.
This is NOT a Code Compliance Certification audit.
The results are the opinion of a trained professional only.
Only visible areas have been inspected. No hidden areas or fire installations have been identified or inspected.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention, Fire Systems, Fire Equipment.

You (the Customer named in the Customer Schedule) have requested QBM to prepare the Report with respect to the Property which QBM has agreed to do for the Fee.
This report excludes inspections of/for fire & Smoke compartmentation
This is not a Certification Audit for fire installations, nor is it an inspection in relation to compliance with the Building Code of Australia or relevant Building Codes enforced at the time of construction
Online training is supplied to fulfill the requirements of the BFSR 2008 and does not state the competency of the person undertaking the online fire training, further QBM is not responsible for the use of fire equipment on site
Live fire training indicates the competency of the trainee at the time of training
The Fee/Invoice must be paid: –

These terms are fixed unless prior arrangements have been made.

The Fee includes any additional expenses detailed in the Services Schedule.

Invoicing is made under the Building and Construction Industry Payments Act Qld 2004.

Payment must be made within 28 days of the invoice date.

You have assured QBM that: –
- you have a lawful right to allow QBM to enter and inspect the Property.
- the Property will be made available for inspection at the time/date specified in the Services Schedule.
- you will pay for all costs associated with the collection of the fee amount if the full amount is not paid within the payment terms.
- you agreed that all debt collection costs including legal fees, debt collection agency and any court costs will be paid for any debt collection process.

QBM will prepare and deliver the Report to you after payment of the Fee within a reasonable period after carrying out its inspection of the Property.
You acknowledge and agree with QBM that: –
QBM will provide the Report in writing which will comprise the whole of the Report.
you should not rely on any verbal assurance or statement made by QBM (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement.
unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine if, at the time of inspection, the identified areas were performing their intended function without regard to life expectancy.
the purpose of the Report is as stated in the Report.
unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of QBM and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. This includes the issuing of this report to tenants, agents, contractors and tradesperson performing work on the site. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use or for a purpose as detailed in this report without the written consent of QBM.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without QBM’s written consent.
The Property shall at all times remain at your risk and QBM will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by QBM and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of QBM or any other person whether or not such loss or damage is foreseeable or contemplated by QBM.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of QBM for any breach of that term, condition or warranty shall be limited, at the option of QBM to: –
the provision of a further report at no cost to the Customer; or
the payment of an amount equal to the Fee by QBM to you.
Subject to the preceding clause you undertake and agree to indemnify and keep indemnified QBM against all actions, claims, proceedings, costs, losses or damage whatever and howsoever caused or arising which QBM may sustain, incur or pay in connection with or arising from the provision of the Report and inspection of the Property in connection with or occasioned as a result of the negligence of QBM or any other person or corporation and you acknowledge that it is agreed to be the responsibility of the Customer to effect insurance on the Customer’s behalf in respect of those matters for which this indemnity is given.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested QBM to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to QBM the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified QBM against any loss or damage howsoever arising which QBM may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client, issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor QBM will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work.

Additional Services

Annual Evacuation Drill Coordination (Additional Fee’s apply – see quote for details)
First Response Online Training (Additional Fee’s apply – see quote for details)
Evacuation Coordination Online Training (Additional Fee’s apply – see quote for details)

BUILDING FIRE SAFETY AUDIT

This is NOT a Code Compliance Certification audit.
The results are the opinion of a trained professional only.
Only visible areas have been inspected. No hidden areas or fire installations have been identified or inspected.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention, Fire Systems, Fire Equipment.

You (the Customer named in the Customer Schedule) have requested QBM to prepare the Report with respect to the Property which QBM has agreed to do for the Fee.
This report excludes inspections of/for fire & Smoke compartmentation
This is not a Certification Audit for fire installations, nor is it an inspection in relation to compliance with the Building Code of Australia or relevant Building Codes enforced at the time of construction
Online training is supplied to fulfill the requirements of the BFSR 2008 and does not state the competency of the person undertaking the online fire training, further QBM is not responsible for the use of fire equipment on site
Live fire training indicates the competency of the trainee at the time of training
The Fee/Invoice must be paid: –

These terms are fixed unless prior arrangements have been made.

The Fee includes any additional expenses detailed in the Services Schedule.

Invoicing is made under the Building and Construction Industry Payments Act Qld 2004.

Payment must be made within 28 days of the invoice date.

You have assured QBM that: –
- you have a lawful right to allow QBM to enter and inspect the Property.
- the Property will be made available for inspection at the time/date specified in the Services Schedule.
- you will pay for all costs associated with the collection of the fee amount if the full amount is not paid within the payment terms.
- you agreed that all debt collection costs including legal fees, debt collection agency and any court costs will be paid for any debt collection process.

QBM will prepare and deliver the Report to you after payment of the Fee within a reasonable period after carrying out its inspection of the Property.
You acknowledge and agree with QBM that: –
QBM will provide the Report in writing which will comprise the whole of the Report.
you should not rely on any verbal assurance or statement made by QBM (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement.
unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine if, at the time of inspection, the identified areas were performing their intended function without regard to life expectancy.
the purpose of the Report is as stated in the Report.
unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of QBM and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. This includes the issuing of this report to tenants, agents, contractors and tradesperson performing work on the site. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use or for a purpose as detailed in this report without the written consent of QBM.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without QBM’s written consent.
The Property shall at all times remain at your risk and QBM will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by QBM and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of QBM or any other person whether or not such loss or damage is foreseeable or contemplated by QBM.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of QBM for any breach of that term, condition or warranty shall be limited, at the option of QBM to: –
the provision of a further report at no cost to the Customer; or
the payment of an amount equal to the Fee by QBM to you.
Subject to the preceding clause you undertake and agree to indemnify and keep indemnified QBM against all actions, claims, proceedings, costs, losses or damage whatever and howsoever caused or arising which QBM may sustain, incur or pay in connection with or arising from the provision of the Report and inspection of the Property in connection with or occasioned as a result of the negligence of QBM or any other person or corporation and you acknowledge that it is agreed to be the responsibility of the Customer to effect insurance on the Customer’s behalf in respect of those matters for which this indemnity is given.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested QBM to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to QBM the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified QBM against any loss or damage howsoever arising which QBM may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client, issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor QBM will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Maintenance Audit Report (12 month) Report

The purpose of this report is to provide a listing of maintenance works that are required to be rectified within the next 12 months.

Inclusions

Onsite Inspection including all accessible common areas to identify visual maintenance issues that require rectification within the next 12 months present within all areas of the building/s
Listing of maintenance issues required to be rectified within the next 12 months

Exclusions

This report is to specifically report on building defects and does not include the identification or design of rectification requirements
This report does not include comparisons between the original design and actual construction
Does not consider safety issues, Engineering design or inspection,
Does not include a re-inspection after the completion of works
Does not include cost estimates for repairs / maintenance issues identified
Additional Limitations and Conditions (See notes listed further down the page)

All defects and recommendations have been identified and reported upon, based on the inspector’s professional knowledge and experience.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

Only the accessible common areas of the property have been inspected for this report unless specifically stated otherwise. The internal of lots and inside of roof spaces have not been inspected unless specifically stated.
Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided.
This report does not consider how an occupier, visitor or contractor / worker undertakes any tasks while onsite.
This report does NOT include the following:
Asbestos and Other Toxic Materials including Contaminations
1. This report does not include any testing or identifying in any way existence of such toxic materials. However, QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
1. This audit has not been undertaken to identify Building Act Compliance issues of any nature, and as such DOES NOT include the inspection of Building Act Compliance issues. Where mention is made of such issues, these are in the context of Health and Safety only and should not be construed as being an inspection to identify any or all building structures, fabric, aesthetic, or compliance issues.
2. No inspections conducted of structural adequacy of any building elements

No assessment made of design issues or compliance with the Building Code of Australia. This includes, but is not limited to, the compliance of all ramps, handrails, barriers or stairs within the complex.

Electrical Installations
1. No inspections conducted of any electrical installations
Engineering Issues
1. This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Environmental Issues
1. No consideration made of environmental issues
Fit for Purpose considerations
Fire Equipment Onsite
1. Specific measuring or testing of fire protection plant and equipment, or its suitability has not been undertaken as part of this report. Any comments made concerning these issues have been made only from visual observation. To ensure that the systems meet current Australian Standards, then specialist consultants must be engaged
2. This inspection and subsequent report DOES NOT include, and specifically excludes any and all issues concerning the appropriateness or workings of any firefighting or fire protection devices, equipment and/or training and procedures within, or missing from the complex.
Geotechnical Considerations
1. This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Glass
1. No inspection or testing has been conducted to identify the adequacy or compliance to standards of the glass within the complex.

Lighting / Ventilation
1. The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
2. Specific measuring of any items has not been undertaken as part of this report. Any comments made concerning the level of lighting and/or ventilation has been made only from visual observation. To ensure that the level of lighting and ventilation meets current Australian Standards, then specialist consultants must be engaged.

1. Mechanical Installations including, (Air-conditioning, Lifts, etc.)
2. Mould

Mould can be a serious health risk. However, to comment on mould contamination, you need to be an expert. This report specifically does not report upon mould. Should mould be present, an Occupational Hygienist should be engaged to report upon any health risks associated with mould.

1. Neighbourhood

No consideration of the neighbouring impacts such as traffic, noise, people or pets have been included in this inspection unless specifically noted within the table.
If there are any neighbourhood concerns identified that may impact upon the building or property, they may be listed for your consideration. However, such issues as those listed or proximity to such places may impact upon the property in a positive manner and may increase the value, potential, or future potential of the property. As such it is recommended that such issues are taken into consideration prior to making or confirming decisions on the property.

1. Operation and functioning of Security Systems

No inspection or testing conducted of any security systems

1. Plumbing and Sewerage Installations
2. Pool Safety

No inspection has been conducted on the swimming pool fencing.
This is not a Pool Compliance inspection

A full Pool Safety Certification inspection will be required if a swimming pool is on site

1. Site Drainage

Any Site Drainage problems or risks that may impact upon the property need to be considered. These may include the existence of external sources of water flow and storm-water systems.
Unless specifically stated, this report does not specifically include a hydraulic survey, any comments given, are for information purposes only and future consideration. If such problems are suspected by the inspecting officer, they may provide comments. However, the lack of comment does not necessarily indicate that there would not be problems in the future due to the unpredictable nature of weather patterns

1. Stairs / Stairwells

No inspection has been carried out on the structural integrity of the handrails or barriers.
No load testing has been completed to handrails, barriers or balconies.

Where hazards have been identified, the relevant Building Code of Australia has NOT been taken into account for compliance. It has been identified as a safety hazard.

1. Tiles

Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
No Slip Testing has been conducted on any tiled surface to determine the Slip resistance Rating.

1. Timber Pests

The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

INFORMATION FOR OWNERS

As this report does not specifically include these areas, the comments below are for informational purposes only and future consideration.

Asbestos

As this report does not specifically include testing for such substances, the comments that may be given are for information purposes only and future consideration.

Building Act Compliance

Electric circuits

Fire and Emergency Planning

Engineering Issues

Glass Compliance

Mould

Swimming Pools

This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
This report is not an all-encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer
Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Safety Risk Assessment (WHS) Audit Report

To report upon any issues that may affect the safety of occupants, tenants and visitors to the complex

Inclusions

Onsite Inspection including all accessible common areas to identify visual safety issues that require rectification
Listing of safety issues identified on site
Listing of items that are of a risk to the occupants and users of the property and grounds
Unless it is stated that the items are mandatory under legislation, any recommendations given are from a trained safety professional

Exclusions

This report is to specifically report on safety items and does not include the identification or design of rectification requirements for building related or construction defects
Does not include a re-inspection after the completion of works
This is NOT a Code Compliance inspection; Does not include physical inspection of the roof
Additional Limitations and Conditions (See notes listed further down the page)

This report will be compiled following a thorough onsite, visual, inspection of all accessible common areas, without entering a lot, to identify all safety hazards present onsite at the specific day and time of the inspection.

It is specifically required that the Owner/ Body Corporate must have informed QBM of any and all safety related issues they are aware of prior to the site inspection. Any and all past or present issues where a person or persons may have suffered an accident and/or suffered injuries should have also be required to be furnished to QBM prior to the site inspection. Where such information has not been supplied, at or prior to the inspection, QBM will not be responsible for the identification of any such hazards that may now not be visible. Plus, QBM cannot be held responsible for the failure to identify that hazard when the Owner/ Body Corporate knows, has been informed of, or had legal actions taken concerning any and all such hazards.

Failure to provide such information prior to the site inspection shall exempt QBM from all liability should such issue/s or safety hazard not be identified by the inspector for any reason, during the site inspection.

The onsite inspection will be carried out by an inspector trained in identifying safety issues. All safety hazards have been identified and reported upon, based on their knowledge and experience and the condition of the site at the time of the inspection.

All safety hazards identified will be recorded within the table called ‘Safety Issues Requiring Attention’ further on within this report. All recommendations are based on the individual inspector’s professional experience and knowledge.

The recommendations supplied are the most cost-effective method to identify or rectify the items onsite. For most items there are various ways identification or rectification can occur, we have not listed all methods. Should the committee choose a method, outside of the one listed within the report, it is at the committee’s discretion.

The committee is not legally obliged to follow these recommendations or rectify any item identified and reported upon. Should you choose not to follow these recommendations, then you must take full responsibility for any incidents that occur from the lack of action.

Note: This report DOES NOT include the checking of any legislative requirements concerning the COVID 19 Pandemic and the ever-changing Government changes. THE Committee should keep abreast of the changes that Government make on a daily basis and implement those requirements immediately.

This inspection has been conducted on a specific day and has identified those items affecting the safety of occupants, visitors and contractors who maybe onsite, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular safety inspections are required and are highly recommended. For residential complexes yearly safety inspections are required at a minimum. Whereas for commercial complexes or commercial sections within a residential complex, safety inspections should be conducted at least 6 monthly.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

It is recommended to conduct a site inspection annually to identify possible safety hazards onsite. As the inspection and findings are based on the inspectors training, knowledge and experiences hazards are constantly being updated and we are always looking for new hazards to prevent the committee/owners from being sued.

The inspection and audit will be conducted on a specific day and has identified those items affecting the safety of owners, tenants and visitors, at this particular time. It does not ensure ongoing compliance, nor will it identify future faults.

As such QBM recommend that a review is conducted on a 6 monthly basis to ensure your compliance with regulatory requirements and ensure the continued safety of all persons using the complex.

If the complex is to be classed as a PCBU, it will be recommended that a full Work Health and Safety Management System be implemented at all complexes to guarantee full compliance.

When the complex is a PCBU, the Work Health and Safety Act clearly apply to the complex. To fully comply, the complex owner / property manager need to develop procedures that should include:

the requirement to undertake risk assessments on a regular basis and not greater than 6 monthly.
inspections of the commercial common areas on a regular basis and not greater than 6 monthly.
registration of plant – lifts, fire panels, etc.
fire safety certification.
taking reasonable steps to ensure that the commercial lot owners are operating in accordance with acceptable WHS standards; (This would-be part of the Safety Management System)
developing a health and safety policy; (This would-be part of the Safety Management System)
undertaking regular safety inspections of the premises to ensure the common property is not affected by building defects, damage or non-compliances with the Building Code of Australia; (This would-be part of the Safety Management System)
a requirement that the commercial or retail lot tenants provide evidence of regular risk assessments being undertaken; (This would-be part of the Safety Management System)
a contractor review system to ensure that contractors engaged on the site are properly qualified, licensed, insured and have safe work procedures; (This would-be part of the Safety Management System)

The implementation of a Work Health and Safety System will ensure the PCBU meet their obligations both under the WHS Act and Regulations and Duty of Care provisions under other legislative requirements.

Where a swimming pool is present within a complex, an inspection has been conducted for safety issues within the pool area only for such things as slip hazards and depth markers only and DOES NOT include a Certificate of Compliance. This is not a code compliance inspection. A certificate of compliance must be obtained from the local authority or licensed pool safety inspector.

Unless it is stated otherwise, the recommendations supplied are those of the trained professional only. The committee is not legally obliged to follow these recommendations. However, these are the recommendations of a trained professional experienced in the identification of hazards and risks, and the required remedial actions from the findings. Should the committee choose not to follow these recommendations, then the committee must take full responsibility for any incidents that occur from the lack of action.

LIMITATIONS OF THE REPORT

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Only the accessible areas of the property have been inspected for this report unless specifically stated otherwise. Inside of roof spaces have not been inspected unless specifically stated.
Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided.
This report does not consider how an occupier, visitor or contractor / worker undertakes any tasks while onsite.

This report does NOT include the following:

Asbestos and Other Toxic Materials including Contaminations
1. This report does not include any testing or identifying in any way existence of such toxic materials. However, QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
1. This audit has not been undertaken to identify Building Act Compliance issues of any nature, and as such DOES NOT include the inspection of Building Act Compliance issues. Where mention is made of such issues, these are in the context of Health and Safety only and should not be construed as being an inspection to identify any or all building structures, fabric, aesthetic, or compliance issues.
2. No inspections conducted of structural adequacy of any building elements

No assessment made of design issues or compliance with the Building Code of Australia. This includes, but is not limited to, the compliance of all ramps, handrails, barriers or stairs within the complex.

Electrical Installations
1. No inspections conducted of any electrical installations
Engineering Issues
1. This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Environmental Issues
1. No consideration made of environmental issues
Fit for Purpose considerations
Fire Equipment Onsite
1. Specific measuring or testing of fire protection plant and equipment, or its suitability has not been undertaken as part of this report. Any comments made concerning these issues have been made only from visual observation. To ensure that the systems meet current Australian Standards, then specialist consultants must be engaged
2. This inspection and subsequent report DOES NOT include, and specifically excludes any and all issues concerning the appropriateness or workings of any firefighting or fire protection devices, equipment and/or training and procedures within, or missing from the complex.
Geotechnical Considerations
1. This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Glass
1. No inspection or testing has been conducted to identify the adequacy or compliance to standards of the glass within the complex.
Lighting / Ventilation
1. The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
2. Specific measuring of any items has not been undertaken as part of this report. Any comments made concerning the level of lighting and/or ventilation has been made only from visual observation. To ensure that the level of lighting and ventilation meets current Australian Standards, then specialist consultants must be engaged.

1. Mechanical Installations including, (Air-conditioning, Lifts, etc.)
2. Mould

Mould can be a serious health risk. However, to comment on mould contamination, you need to be an expert. This report specifically does not report upon mould. Should mould be present, an Occupational Hygienist should be engaged to report upon any health risks associated with mould.

1. Neighbourhood

No consideration of the neighbouring impacts such as traffic, noise, people or pets have been included in this inspection unless specifically noted within the table.
If there are any neighbourhood concerns identified that may impact upon the building or property, they may be listed for your consideration. However, such issues as those listed or proximity to such places may impact upon the property in a positive manner and may increase the value, potential, or future potential of the property. As such it is recommended that such issues are taken into consideration prior to making or confirming decisions on the property.

1. Operation and functioning of Security Systems

No inspection or testing conducted of any security systems

1. Plumbing and Sewerage Installations
2. Pool Safety

No inspection has been conducted on the swimming pool fencing.
This is not a Pool Compliance inspection

A full Pool Safety Certification inspection will be required if a swimming pool is on site

1. Site Drainage

Any Site Drainage problems or risks that may impact upon the property need to be considered. These may include the existence of external sources of water flow and storm-water systems.
Unless specifically stated, this report does not specifically include a hydraulic survey, any comments given, are for information purposes only and future consideration. If such problems are suspected by the inspecting officer, they may provide comments. However, the lack of comment does not necessarily indicate that there would not be problems in the future due to the unpredictable nature of weather patterns

1. Stairs / Stairwells

No inspection has been carried out on the structural integrity of the handrails or barriers.
No load testing has been completed to handrails, barriers or balconies.

Where hazards have been identified, the relevant Building Code of Australia has NOT been taken into account for compliance. It has been identified as a safety hazard.

1. Tiles

Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
No Slip Testing has been conducted on any tiled surface to determine the Slip resistance Rating.

1. Timber Pests

The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

INFORMATION FOR OWNERS

As this report does not specifically include these areas, the comments below are for informational purposes only and future consideration.

Asbestos

As this report does not specifically include testing for such substances, the comments that may be given are for information purposes only and future consideration.

Building Act Compliance

Electric circuits

Fire and Emergency Planning

Engineering Issues

Glass Compliance

The Standard and the Building Code of Australia in general are not retrospective. Therefore, there is no specific legislative requirement to remove and upgrade existing glass in buildings. The exception is where the glass requires replacement due to breakage or renovations. Then the replaced glass must comply with the Australian Standard AS 1288 – 2021. However, Case Law has highlighted the requirement that building owners “owe a duty of care” to the occupants / users of the building, this is even more so in buildings used by children. It is recommended that a detailed Glass Audit be conducted.

Mould

Swimming Pools

Consumer Complaints Procedure: in the event of any controversy or claim arising out of, or relating to this report, either party must give written notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the notice then the dispute shall be referred to a mediator nominated by the inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the institute of arbitrators and mediators of Australia for resolution by arbitration.
This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

Safety Risk Assessment (WHS) Audit Report Combined with a Maintenance Audit Report (12 month) Report

The purpose of this report is to report upon issues that may affect the safety of occupants, tenants and visitors to the complex and also provide a listing of maintenance works that are required to be rectified within the next 12 months.

Inclusions

Onsite Inspection including all accessible common areas to identify visual safety issues that require rectification
Listing of safety issues identified on site
Listing of items that are of a risk to the occupants and users of the property and grounds
Unless it is stated that the items are mandatory under legislation, any recommendations given are from a trained safety professional
Onsite Inspection including all areas to identify visual maintenance issues that require rectification within the next 12 months
Listing of maintenance issues required to be rectified within the next 12 months

Exclusions

This report is to specifically report on safety items and does not include the identification or design of rectification requirements for building related or construction defects
Does not include a re-inspection after the completion of works
This is NOT a Code Compliance inspection; Does not include physical inspection of the roof
This report is to specifically report on building defects and does not include the identification or design of rectification requirements
This report does not include comparisons between the original design and actual construction
Does not consider Engineering design or inspection,
Does not include a re-inspection after the completion of works
Does not include cost estimates for repairs / maintenance issues identified
This report DOES NOT include the checking of any legislative requirements concerning the COVID 19 Pandemic and the ever changing Government changes. THE Committee should keep abreast of the changes that Government make on a daily basis, and implement those requirements immediately.
This inspection has been conducted on a specific day and has identified those items affecting the safety of occupants, visitors and contractors who maybe onsite, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular safety inspections are required and are highly recommended. For residential complexes yearly safety inspections are required at a minimum. Whereas for commercial complexes or commercial sections within a residential complex, safety inspections should be conducted at least 6 monthly.
This report is to be considered to be a “Once Off” and only relevant at the time of inspection. QBM specifically brings to your attention that this report is NOT to be considered as being relevant for any time after the inspection date. As conditions change and the possibility of items that are now considered to be “safe” and defect free, will deteriorate over time. Thus, the need to undertake ongoing safety inspections to keep this complex in a condition free from defects and safety issues.
This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.
This report specifically DOES NOT cover any inspection for the identification of Combustible Cladding, nor does it include any reference to Fire or Combustible Cladding Legislation, or consideration of any materials that may or may not be combustible.
This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention, Fire Systems, Fire Safety, or Fire Compliance of any type.
This report specifically DOES NOT cover any considerations as to the usage of the complex/building/common areas, facilities or equipment by persons who are under the influence of alcohol or drugs or any type including prescription drugs. Under the influence shall mean any measure above 0.
Additional Limitations and Conditions (See notes listed further down the page)
The recommendations are that of the trained professional only. You are not legally obliged to follow these recommendations. However, these are the recommendations of a trained professional experienced in the identification of hazards, risks and building maintenance along with the required remedial actions from the findings.Note: This report DOES NOT include the checking of any legislative requirements concerning the COVID 19 Pandemic and the ever-changing Government changes. THE Committee should keep abreast of the changes that Government make on a daily basis and implement those requirements immediately.This inspection will be conducted on a specific day and has identified those items affecting the safety of occupants, visitors and contractors who maybe onsite, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular safety inspections are required and are highly recommended. For residential complexes yearly safety inspections are required at a minimum. Whereas for commercial complexes or commercial sections within a residential complex, safety inspections should be conducted at least 6 monthly.This report is to be considered to be a “Once Off” and only relevant at the time of inspection. QBM specifically brings to your attention that this report is NOT to be considered as being relevant for any time after the inspection date. As conditions change and the possibility of items that are now considered to be “safe” and defect free, will deteriorate over time. Thus, the need to undertake ongoing safety inspections to keep this complex in a condition free from defects and safety issues.This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.This report specifically DOES NOT cover any inspection for the identification of Combustible Cladding, nor does it include any reference to Fire or Combustible Cladding Legislation, or consideration of any materials that may or may not be combustible.This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,Fire Systems, Fire Safety, or Fire Compliance of any type.
This report specifically DOES NOT cover any considerations as to the usage of the complex/building/common areas, facilities or equipment by persons who are under the influence of alcohol or drugs or any type including prescription drugs. Under the influence shall mean any measure above 0.

It is recommended to conduct a site inspection annually to identify possible safety hazards and maintenance issues onsite. As the inspection and findings are based on the inspectors training, knowledge and experiences, hazards are constantly being updated and we are always looking for new hazards to prevent the committee/owners from being sued.

This inspection and report is specifically limited to those items that are present during this inspection at the time of day and the prevailing weather conditions at the time of the inspection. As such there may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours.

SUMMARY

The property will be inspected by a trained professional to identify and report upon visual safety hazard and maintenance issues that require rectification within the next 12 months present within the accessible common areas of the complex at the time of the audit. Only accessible areas within the common areas without entering a lot have been inspected and reported upon.

Where a swimming pool is present within a complex, an inspection has been conducted for safety issues within the pool area only for such things as slip hazards and depth markers only and DOES NOT include a Certificate of Compliance. This is not a code compliance inspection. A certificate of compliance must be obtained from the local authority or licensed pool safety inspector.

Unless it is stated otherwise, the recommendations supplied are those of the trained professional only. The committee is not legally obliged to follow these recommendations. However, these are the recommendations of a trained professional experienced in the identification of hazards and risks, and the required remedial actions from the findings. Should the committee choose not to follow these recommendations, then the committee must take full responsibility for any incidents that occur from the lack of action.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

LIMITATIONS OF THIS REPORT

Only the accessible common areas of the property have been inspected for this report unless specifically stated otherwise. The internal of lots and inside of roof spaces have not been inspected unless specifically stated.
Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided.
This report does not consider how an occupier, visitor or contractor / worker undertakes any tasks while onsite.
This report does NOT include the following:

Asbestos and Other Toxic Materials including Contaminations
1. This report does not include any testing or identifying in any way existence of such toxic materials. However, QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
1. This audit has not been undertaken to identify Building Act Compliance issues of any nature, and as such DOES NOT include the inspection of Building Act Compliance issues. Where mention is made of such issues, these are in the context of Health and Safety only and should not be construed as being an inspection to identify any or all building structures, fabric, aesthetic, or compliance issues.
2. No inspections conducted of structural adequacy of any building elements

No assessment made of design issues or compliance with the Building Code of Australia. This includes, but is not limited to, the compliance of all ramps, handrails, barriers or stairs within the complex.

Electrical Installations
1. No inspections conducted of any electrical installations
Engineering Issues
1. This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Environmental Issues
1. No consideration made of environmental issues
Fit for Purpose considerations
Fire Equipment Onsite
1. Specific measuring or testing of fire protection plant and equipment, or its suitability has not been undertaken as part of this report. Any comments made concerning these issues have been made only from visual observation. To ensure that the systems meet current Australian Standards, then specialist consultants must be engaged
2. This inspection and subsequent report DOES NOT include, and specifically excludes any and all issues concerning the appropriateness or workings of any firefighting or fire protection devices, equipment and/or training and procedures within, or missing from the complex.
Geotechnical Considerations
1. This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However, QBM can, if requested to provide such services.
Glass
1. No inspection or testing has been conducted to identify the adequacy or compliance to standards of the glass within the complex.
Lighting / Ventilation
1. The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
2. Specific measuring of any items has not been undertaken as part of this report. Any comments made concerning the level of lighting and/or ventilation has been made only from visual observation. To ensure that the level of lighting and ventilation meets current Australian Standards, then specialist consultants must be engaged.
1. Mechanical Installations including, (Air-conditioning, Lifts, etc.)
2. Mould

Mould can be a serious health risk. However, to comment on mould contamination, you need to be an expert. This report specifically does not report upon mould. Should mould be present, an Occupational Hygienist should be engaged to report upon any health risks associated with mould.

1. Neighbourhood

No consideration of the neighbouring impacts such as traffic, noise, people or pets have been included in this inspection unless specifically noted within the table.
If there are any neighbourhood concerns identified that may impact upon the building or property, they may be listed for your consideration. However, such issues as those listed or proximity to such places may impact upon the property in a positive manner and may increase the value, potential, or future potential of the property. As such it is recommended that such issues are taken into consideration prior to making or confirming decisions on the property.

1. Operation and functioning of Security Systems

No inspection or testing conducted of any security systems

1. Plumbing and Sewerage Installations
2. Pool Safety

No inspection has been conducted on the swimming pool fencing.
This is not a Pool Compliance inspection

A full Pool Safety Certification inspection will be required if a swimming pool is on site

1. Site Drainage

Any Site Drainage problems or risks that may impact upon the property need to be considered. These may include the existence of external sources of water flow and storm-water systems.
Unless specifically stated, this report does not specifically include a hydraulic survey, any comments given, are for information purposes only and future consideration. If such problems are suspected by the inspecting officer, they may provide comments. However, the lack of comment does not necessarily indicate that there would not be problems in the future due to the unpredictable nature of weather patterns

1. Stairs / Stairwells

No inspection has been carried out on the structural integrity of the handrails or barriers.
No load testing has been completed to handrails, barriers or balconies.

Where hazards have been identified, the relevant Building Code of Australia has NOT been taken into account for compliance. It has been identified as a safety hazard.

1. Tiles

Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
No Slip Testing has been conducted on any tiled surface to determine the Slip resistance Rating.

1. Timber Pests

The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

Asbestos

As this report does not specifically include testing for such substances, the comments that may be given are for information purposes only and future consideration.

Building Act Compliance

Electric circuits

Fire and Emergency Planning

Engineering Issues

Glass Compliance

The Standard and the Building Code of Australia in general are not retrospective. Therefore, there is no specific legislative requirement to remove and upgrade existing glass in buildings. The exception is where the glass requires replacement due to breakage or renovations. Then the replaced glass must comply with the Australian Standard AS 1288 -2021 However, Case Law has highlighted the requirement that building owners “owe a duty of care” to the occupants / users of the building, this is even more so in buildings used by children. It is recommended that a detailed Glass Audit be conducted.

Mould

Swimming Pools

- Consumer Complaints Procedure: in the event of any controversy or claim arising out of, or relating to this report, either party must give written notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the notice then the dispute shall be referred to a mediator nominated by the inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the institute of arbitrators and mediators of Australia for resolution by arbitration.
- This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
- QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
- Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
- The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
- The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
- There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
- Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
- This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
- Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
- Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

BUILDING REPLACEMENT COST ESTIMATE REPORT

The report will be the result of an Inspection conducted at your complex to identify the likely replacement costs expected to rebuild the complex in the unlikely event of a total catastrophe.

This report has been compiled by a building professional and is the opinion and recommendations of this trained professional.

The recommended value supplied is given after calculating the amount that would be charged by a building contractor to construct the complex to the same design and size as the existing complex.

It should be understood that the amount supplied includes the complete demolition of the complex, including all services, and the construction of a new complex including all footings, drainage, etc.

The amount to rebuild the complex is accurate at today’s date only due to changes in construction costs, legislative requirements, and design changes to name a few. Thus, it is critical that the valuation is updated regularly and we recommend that a complete reassessment of the valuation be conducted at least each 3 years.

PURPOSE OF REPORT

To provide an estimate of the building replacement cost used for insurances purposes for the complex.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

REPLACEMENT VALUE

This replacement value involves the construction of a building during normal market conditions, having the same functional use and of the same useable area/s as the building was originally constructed. No allowances have been made for costs associated with varying soil types and footing designs over and about a standard for stable soil types. This IS NOT a value of the market price or a reflection of what the complex can be sold or purchased.

If the reconstruction occurs in an abnormal market, such as after a major disaster such as floods, bushfires, cyclone or storm events, or if the complex was destroyed in, or at similar time as such an event, the cost would generally increase substantially. In this case consideration should be given increasing the insurance coverage to include “catastrophe coverage”.

We would recommend that the insurance policy includes an allowance for “catastrophe coverage”.

SCOPE OF INSPECTION

The report is designed to be published only by the Strata Manager to unit owners and the respective insurance company. The report does not carry the right of other publication, with exception for the above, without written consent of the building inspector.

This report is not an engineering survey of improvements or status of the building and its contents.

This report is only for insurance replacement purposes, and not an evaluation of the market value of the property.

The calculations in the report are based upon the current Cordell Construction Data powered by the Corelogic Building Cost Guide, plus other methods including:

Building Companies
Sub-contractors
Building and quoting experience
Quotes received for actual construction works

Structural or ground improvements to exclusive use areas are the responsibility of the owners and are not included in this insurance valuation.

Important Information Regarding the Scope and Limitations of the Inspection and this Report

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

This report is not an all encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer.
THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards, other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner.
This Report does not and cannot make comment upon: defects that may have been concealed; the assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions; whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects (eg. In the case of shower enclosures the absence of any dampness at the time of the inspection does not necessarily mean that the enclosure will not leak); the presence or absence of timber pests; gas-fittings; common property areas; environmental concerns; the proximity of the property to flight paths, railways, or busy traffic; noise levels; health and safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface water drainage); swimming pools and spas (non-structural); detection and identification of illegal building work; detection and identification of illegal plumbing work; durability of exposed finishes; neighbourhood problems; document analysis; electrical installation; any matters that are solely regulated by statute; any area(s) or item(s) that could not be inspected by the consultant. Accordingly this Report is not a guarantee that defects and/or damage does not exist in any inaccessible or partly inaccessible areas or sections of the property. (NB Such matters may upon request be covered under the terms of a Special-purpose Property Report.)
CONSUMER COMPLAINTS PROCEDURE. In the event of any controversy or claim arising out of, or relating to this Report, either party must give written Notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the Notice then the dispute shall be referred to a mediator nominated by the Inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the Institute of Arbitrators and Mediators of Australia for resolution by arbitration.
This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:

The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.

Limitations of the Report

This valuation should be updated every three years.

This is NOT a building inspection report. This is not a Building Code or By-Law compliance inspection report.

No comment is offered on any environmental concerns including such things as urea formaldehyde foam insulation, asbestos, or lead paint. We have however, if necessary recommended when and if specialist inspections services are required. QBM offers a complete inspection and reporting service covering all items, including, asbestos, lead paint, mould, Health and Safety, structural defects, and Building Act Compliance, which can be obtained by contacting us.

The report is a professional opinion based on a visual inspection of the accessible features of the property. Without dismantling the buildings or its systems, there are limitations to such an inspection. Throughout any inspection, references are often drawn which cannot be confirmed by direct observation. Therefore, it should be understood that we can reduce the risk of purchasing or holding the property, however, we cannot eliminate it completely.

Cost Estimates

The estimates included for this valuation, have been obtained by utilising the rates developed by the leading firm of CoreLogic

Building Companies
Sub-contractors
Building and quoting experience
Quotes received for actual construction works

They are not intended to be fixed price estimates but only a close estimation of the costs that would be expected for such works at this particular time. These may be impacted upon by various factors, such as the number of items to be completed at one time, the state of the industry at a particular time and/or the detail required by the property owner/manager.

Important Disclaimers

Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report).

Disclaimer of Liability to the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

SINKING FUND FORECAST

The report will be the result of an Inspection conducted at your complex to identify the likely ongoing maintenance and capital improvement costs expected over the period covered by the Sinking Fund.

The budget estimates provided in this forecast, are accurate at today’s date only, and increased by the listed rate of inflation, due to:

changes in construction costs,
legislative requirements,
Industry conditions, and
design changes to name a few.

Thus, it is critical that this forecast is updated regularly (yearly), and we recommend that a complete reassessment of the forecast be conducted at least each 3 years.

This is NOT a building condition report. QBM can provide a building condition report at additional cost. However, QBM would include all identified items into the Sinking Fund at no additional charge.

This is NOT a maintenance assessment report. QBM can provide a building maintenance report at additional cost. However, QBM would include all identified items into the Sinking Fund at no additional charge.

QBM has requested that any works by the Body Corporate be supplied so that these may be included into the Sinking Fund. Failure on behalf of the Body Corporate to provide any and all planned works is not the responsibility of QBM.

This report has been compiled by a building professional and is the opinion and recommendations of this trained professional.

The recommendations are given after serious consideration to the possibility of deterioration of the building and surrounds as a result of non-maintenance.

Should the committee choose not to follow these recommendations, then the committee must take full responsibility for deterioration of the complex that may occur from the lack of maintenance.

AREAS NOT ACCESSED

Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves.

This is NOT a building condition report. QBM can provide a building condition report at additional cost. However, QBM would include all identified items into the Sinking Fund at no additional charge.

Contingencies are disallowed as per “The Duporth Riverside” case 2017 and that unexpected/unforeseen expenses are catered in the BCCM Act via a special levy. QBM have not made any allowance for Contingencies.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

The purpose of this report is to provide an independent analysis of the requirements for expenditure and contributions towards the Sinking Fund of the complex. This report is NOT a condition assessment or a report to identify any maintenance issues with the complex.

This report identifies and evaluates the funding requirements for items requiring capital expenditure as detected by site inspection, or by reference to plans and specifications, or by making reference to an assessment of the life expectancy of items within the complex.

Life expectancies and planned years to replacement used in this report are intended as a guide only for the purposes of determining a reasonable budget allowance for each year covered by this report. The allowances given for replacement costs are NOT fixed quotes and should only be used for budgeting purposes.

QBM has requested information about the state of repair of the building and complex, and has requested all information as to planned works or repairs required to the complex prior to completing this report. Where this information has not been supplied, it has not been included in this report.

The Committee should review the following:

Seek information from members of the Committee regarding the current state of the building
Ascertain the future time objectives for appearance items such as painting of common areas, and repairs of common property, which may impact upon the stated years in this forecast and may affect the immediate cash flow requirements.
If the Committee owns any landscaping equipment such as mowers, etc. that has not been supplied to QBM in a detailed list with full costs and purchase dates, then such items will not be included in this forecast. If after the report has been completed, and changes are required due to information not being supplied to QBM then additional costs will be charged.

This Sinking Fund forecast should be reviewed on a yearly basis to update any changes caused by abnormal expenditure, inflation rates, building industry changes such as “Boom times”, building material costs and availability and the current condition of the building.

A full and detailed review with a new Sinking Fund Forecast prepared should be completed on a maximum of a 3-yearly basis. However, this will not pick up changes to industry conditions that greatly affect all cost estimates. Thus, the need for yearly reviews.

Items of a recurrent nature covered by the Administration Fund have not been included in this report.

No allowance has been made for upgrades or improvements unless specifically requested.

SCOPE OF REPORT

This Sinking Fund report assesses the funding requirements of the common property areas of the complex over time to enable restoration to original standard. It has been assumed that the property will be correctly maintained to maximize the life of items within the complex.

This is NOT a building condition report. QBM can provide a building condition report at additional cost. However, QBM would include all identified items into the Sinking Fund at no additional charge.

GST should be added to the contributions when levying Lot owners.

It is critical that a full site inspection is conducted at least each 3 years to update the Forecast so that major projected costs are accounted over the longest possible time frame to avoid unexpected and unbudgeted expenditure.

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

Fire Regulations (Building Format Plans only)

Due to amended Fire Regulations, it is now compulsory to upgrade/ develop Fire and Evacuation Plans and Diagrams and conduct full training of occupants of the building. Re-assessment of these plans and training is required each year. It is also a requirement that a certification of all fire installations is sent to the local office of the Fire and Rescue Service.

The first compliance date is 1 July 2009 and then each year thereafter.

SCOPE OF INSPECTION

This is a Sinking Fund Forecast and NOT a building inspection report.

Important Information Regarding the Scope and Limitations of the Inspection and this Report

This report is not an all encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer.
This is NOT a building condition report. QBM can provide a building condition report at additional cost. However, QBM would include all identified items into the Sinking Fund at no additional charge.
This is NOT a maintenance assessment report. QBM can provide a building maintenance report at additional cost. However, QBM would include all identified items into the Sinking Fund at no additional charge.
QBM has requested that any works by the Body Corporate be supplied so that these may be included into the Sinking Fund. Failure on behalf of the Body Corporate to provide any and all planned works is not the responsibility of QBM.THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards, other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner.
This Report does not and cannot make comment upon: defects that may have been concealed; the assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions; whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects (eg. In the case of shower enclosures the absence of any dampness at the time of the inspection does not necessarily mean that the enclosure will not leak); the presence or absence of timber pests; gas-fittings; common property areas; environmental concerns; the proximity of the property to flight paths, railways, or busy traffic; noise levels; health and safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface water drainage); swimming pools and spas (non-structural); detection and identification of illegal building work; detection and identification of illegal plumbing work; durability of exposed finishes; neighbourhood problems; document analysis; electrical installation; any matters that are solely regulated by statute; any area(s) or item(s) that could not be inspected by the consultant. Accordingly this Report is not a guarantee that defects and/or damage does not exist in any inaccessible or partly inaccessible areas or sections of the property. (NB Such matters may upon request be covered under the terms of a Special-purpose Property Report.)
CONSUMER COMPLAINTS PROCEDURE. In the event of any controversy or claim arising out of, or relating to this Report, either party must give written Notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the Notice then the dispute shall be referred to a mediator nominated by the Inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the Institute of Arbitrators and Mediators of Australia for resolution by arbitration.
This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.

Limitations of the Report

This forecast should be updated regularly.

This is NOT a building inspection report. This is not a Building Code or By-Law compliance inspection report.

Cost Estimates

The estimates included for this valuation, have been obtained by utilising the rates developed by the leading firms of CoreLogic. They are not intended to be fixed price estimates but only a close estimation of the costs that would be expected for such works at this particular time. These may be impacted upon by various factors, such as the number of items to be completed at one time, the state of the industry at a particular time and/or the detail required by the property owner/manager.

Important Disclaimers

CHAPTER 3 – PART 5 SECTION 62 (2a) – REPAIRS AND MAINTENANCE REPORT

This report can be used to fulfil, in part, the Body Corporate Managers duty under the Body Corporate and Community Management (Standard Module) Regulation 2008 Chapter 3 Committee for body corporate, Part 5, Section 62 (2a) to provide a report that identifies repairs and maintenance required for the common property.

This report has been compiled following a thorough onsite visual inspection of all accessible common areas, without entering a lot, to identify all repairs and maintenance to the common property and body corporate assets proposed to be carried out in the 12 months following the date of the report.

The onsite inspection and this report have been completed by a trained building professional. All findings are based on their knowledge and experience as well as the condition of the site at the time of the inspection.

The recommendations supplied are the most cost effective method to identify or rectify the items onsite. For most items there are various ways identification or rectification can occur, we have not listed all methods. Should you choose a method, outside of the one listed within the report, it is at your discretion.

The estimates included for all identified works are not intended to be fixed price estimates but only a close estimation of the costs that would be expected for such works at this particular time. All estimates are to be used a guide only for budgeting purposes. It is highly recommended to seek formal quotations from contractors prior to any works being carried out.

AREAS NOT ACCESSED

This inspection will be conducted on a specific day and has identified those items affecting the buidling, at this particular time and date as shown as “Inspection Date” in the table above. It does not ensure ongoing compliance, nor will it identify future faults or maintenance items past this particular time and date as shown as “Inspection Date” in the table above. As such regular inspections are required and are highly recommended. For residential complexes yearly safety inspections are required at a minimum. Whereas for commercial complexes or commercial sections within a residential complex, safety inspections should be conducted at least 6 monthly.

This report is NOT a Safety Inspection. As such it specifically DOES NOT cover the identification of any items affecting the safety of occupants, visitors and contractors who maybe onsite.

This report specifically DOES NOT cover any inspection for the identification of Asbestos, nor and safety issues associated with Asbestos.

This report specifically DOES NOT cover any inspection for the identification of and/or issues with Fire Prevention,

Fire Systems, Fire Safety, or Fire Compliance of any type.

COST ESTIMATES

LIMITATIONS OF THE REPORT

WHERE BUILDING / STRATA PLANS AND CMS NOT PROVIDED

Quality Building Management Pty Ltd, and any and all Franchisees, including but not limited to:

Quality Building Management (Brisbane) Pty Ltd
Building & Fire Safety Solutions Pty Ltd – trading as Quality Building Management Sunshine Coast

THE PROPERTY

The report, or any part of the report, must not be supplied to any other property owner or Body Corporate without the express permission by QBM in writing.

THE CLIENT

The report, or any part of the report, must not be supplied to any other Owner’s Name /Body Corporate or property owner without the express permission by QBM in writing.

The aim of this report is to identify potentially significant expenses required to the building structure or the grounds. The inspection is performed in accordance with the Australian Standards AS4349 –1995. This is not a Building Code or By-Law compliance inspection. No comment is offered on any environmental concerns including such things as urea formaldehyde foam insulation, asbestos, or lead paint. We have however, if necessary recommended when and if specialist inspections services are required. QBM offers a complete inspection and reporting service covering all items, including, asbestos, lead paint, mould, Health and Safety, defects, and Building Act Compliance, which can be obtained by contacting us. The report is a professional opinion based on a visual inspection of the accessible features of the property. Without dismantling the buildings or its systems, there are limitations to such an inspection. Throughout any inspection, references are often drawn which cannot be confirmed by direct observation. Therefore, it should be understood that we can reduce the risk of purchasing or holding the property, however, we cannot eliminate it completely.

Only the accessible areas of the property have been inspected for this report unless specifically stated otherwise. Inside of roof spaces have not been inspected unless specifically stated.
Due to Workplace Health and Safety legislation, inspection of roof spaces above 2.4 meters in height have been excluded unless safe regular access is provided.
This report does not consider how an occupier, visitor or contractor / worker undertakes any tasks while onsite.
This report does NOT include the following:
Asbestos and Other Toxic Materials including Contaminations
1. This report does not include any testing or identifying in any way existence of such toxic materials. However QBM can, if requested to provide such services.
Building Act Compliance or Australian Standards considerations
1. This audit has not been undertaken to identify Building Act Compliance issues of any nature, and as such DOES NOT include the inspection of Building Act Compliance issues. Where mention is made of such issues, these are in the context of Health and Safety only and should not be construed as being an inspection to identify any or all building structures, fabric, aesthetic, or compliance issues.
2. No inspections conducted of structural adequacy of any building elements

No assessment made of design issues or compliance with the Building Code of Australia. This includes, but is not limited to, the compliance of all ramps, handrails, barriers or stairs within the complex.

Electrical Installations
1. No inspections conducted of any electrical installations
Engineering Issues
1. This report does not address any existing Civil, Structural, Mechanical or Hydraulic issues including safety and stability of the existing building structure. However QBM can, if requested to provide such services.
Environmental Issues
1. No consideration made of environmental issues
Fit for Purpose considerations
Fire Equipment Onsite
1. Specific measuring or testing of fire protection plant and equipment, or its suitability has not been undertaken as part of this report. Any comments made concerning these issues have been made only from visual observation. To ensure that the systems meet current Australian Standards, then specialist consultants must be engaged
2. This inspection and subsequent report DOES NOT include, and specifically excludes any and all issues concerning the appropriateness or workings of any fire fighting or fire protection devices, equipment and/or training and procedures within, or missing from the complex.
Geotechnical Considerations
1. This report does not address any geotechnical matters and its influence on the existing structural system including safety and stability of the existing building structure. However QBM can, if requested to provide such services.

Glass
1. No inspection or testing has been conducted to identify the adequacy or compliance to standards of the glass within the complex.
Lighting / Ventilation
1. The inspection was conducted during daylight hours. As such there can be no comment made of the adequacy of external lighting in providing a safe environment during night hours.
2. Specific measuring of any items has not been undertaken as part of this report. Any comments made concerning the level of lighting and/or ventilation has been made only from visual observation. To ensure that the level of lighting and ventilation meets current Australian Standards, then specialist consultants must be engaged.

1. Mechanical Installations including, (Air-conditioning, Lifts, etc.)
2. Mould

Mould can be a serious health risk. However, to comment on mould contamination, you need to be an expert. This report specifically does not report upon mould. Should mould be present, an Occupational Hygienist should be engaged to report upon any health risks associated with mould.

1. Neighbourhood

No consideration of the neighbouring impacts such as traffic, noise, people or pets have been included in this inspection unless specifically noted within the table.
If there are any neighbourhood concerns identified that may impact upon the building or property, they may be listed for your consideration. However, such issues as those listed or proximity to such places may impact upon the property in a positive manner and may increase the value, potential, or future potential of the property. As such it is recommended that such issues are taken into consideration prior to making or confirming decisions on the property.

1. Operation and functioning of Security Systems

No inspection or testing conducted of any security systems

1. Plumbing and Sewerage Installations
2. Pool Safety

No inspection has been conducted on the swimming pool fencing.
This is not a Pool Compliance inspection

A full Pool Safety Certification inspection will be required if a swimming pool is on site

1. Site Drainage

Any Site Drainage problems or risks that may impact upon the property need to be considered. These may include the existence of external sources of water flow and storm-water systems.
Unless specifically stated, this report does not specifically include a hydraulic survey, any comments given, are for information purposes only and future consideration. If such problems are suspected by the inspecting officer, they may provide comments. However the lack of comment does not necessarily indicate that there would not be problems in the future due to the unpredictable nature of weather patterns

1. Stairs / Stairwells

No inspection has been carried out on the structural integrity of the handrails or barriers.
No load testing has been completed to handrails, barriers or balconies.

Where hazards have been identified, the relevant Building Code of Australia has NOT been taken into account for compliance. It has been identified as a safety hazard.

1. Tiles

Tiles of any kind have the tendency to change the surface structure when liquid is present. Tiles when wet pose a potential slip hazard and as such it is recommended that all tiles be treated with a non-slip finish
No Slip Testing has been conducted on any tiled surface to determine the Slip resistance Rating.

1. Timber Pests

The report does not identify timber destroying pests, comments relating to timber infestation and does not common on nonstructural pest damage. These should be referred to a qualified pest inspector.

This report is based upon and conditional upon the information provided by the person, employees or agents of the person requesting this report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment and/or apparent concealment of defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner.
Due to prevailing and seasonal weather conditions this Standard Property Report is subject to and conditional upon the following:
The instance of and causes of rising damp may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘rising damp’.
The instance of and causes of water leaks in roofs, walls, floors, windows and/or doors may not be identifiable. Thus, unless specifically stated in the Inspection Results, this report does not cover the identification of ‘water leaks’.
There may issues that are present that could not be identified during the inspection as they may only be present during specific weather conditions. These include such things as surfaces that are slippery only during rain events. Other issues may include poor lighting as the inspection was conducted during daylight hours. This inspection and report is specifically limited to those items that are present during this inspection at the particular time of day and the prevailing weather conditions at the time of the inspection.
Areas not access: Areas in “in accessible” areas have not been included in this report. This includes any areas that cannot be seen from a visual inspection not requiring demolition work. Such areas include behind fixed wall and ceiling sheeting, under floor coverings, behind door jambs and architraves .Areas not accessed include rooms where access was not granted during the inspection
This report is based on information visible and/or made available to QBM at the time of writing this report, hence reserves the right to amend this report, its opinion and any recommendations without penalty should new information be made available in the future.
This report is not an all encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer
Disclaimer of Liability: -No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report)
Disclaimer of Liability of the Third Parties:-This Report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.

Payment Terms – Applicable for all services

The following payment terms apply to all invoices, submitted by Quality Building Management hereinafter referred to as “QBM” as follows;

Invoices will be submitted by QBM upon completion of the relevant service as requested by the owner or its authorised representative.
Invoices have a strict fourteen (14) day payment term from the date of the invoice.
By accepting a quote from QBM and placing an order, the owner or its authorised representative guarantee that they will provide payment for all invoices submitted for authorised works and any authorised additional charges.
If payment is not made in accordance with QBM’s terms and conditions, then Interest and administration charges of 3% per month or part thereof on the monies due shall be incurred.
The owner or its authorised representative agrees to pay the whole amount due as shown on the invoice plus any interest and administration charges as stipulated above.
The owner or its authorised representative accepts that if the invoice/s is not paid within forty five (45) days from the date of invoice, then the owner or its authorised representative is liable for and agrees to pay all costs, fees, charges and disbursements (including agency commissions, and legal costs on a solicitor/client basis) incurred or to be incurred by QBM in recovering any monies due to QBM pursuant to these terms and conditions and pursuant to acceptance of the quote provided by QBM.

The ‘Fine Print’ – Applicable for all services

You (the Customer named in the Customer Schedule) have requested QBM to prepare the Report with respect to the Property which QBM has agreed to do for the Fee.
The Fee/Invoice must be paid according to our payment terms
1. These terms are fixed unless prior arrangements have been made
2. The Fee includes any additional expenses detailed in the Services Schedule
3. Invoicing is made under the Building and Construction Industry Payments Act Qld 2004
4. Payment must be made within 14 days of the invoice date as per the above mentions payment terms
You have assured QBM that:-
1. You have a lawful right to allow QBM to enter and inspect the Property
2. The Property will be made available for inspection at the time/date specified in the Services Schedule
QBM will prepare and deliver the Report to you with the invoice electronically in PDF format within a reasonable time after the inspections is carried out
You acknowledge and agree with QBM that:-
1. QBM will provide the Report in writing which will comprise the whole of the Report
2. You should not rely on any verbal assurance or statement made by QBM (it’s officers, servants or agents) with respect to the Property or the Report and you accept that the written document comprising the Report comprises the whole of the Report made to you in terms of this agreement
3. Unless expressly provided in the Report the Report offers a visual inspection of accessible areas of the property to determine if, at the time of inspection, the identified areas were performing their intended function without regard to life expectancy;
4. The purpose of the Report is as stated in the Report;
5. Unless expressly provided in the Report inspections are visual, and rely upon the opinion, judgment and experience of QBM and are not intended to be technically or mechanically exhaustive. The determination of conditions that may have occurred prior to the inspection that may be hidden or not readily visible during the inspection are excluded;
6. Unless expressly included in any report the determination of the presence of or damage caused by termites or any other wood damaging insects or organisms is excluded.
7. Insurance cover is not available to cover asbestos inspections. You the Client agree to indemnify QBM against all claims, events or risks that may arise from the work undertaken as a result of this inspection.
You acknowledge and agree that the Report is given to you for your own use and is not given for any other purposes or to any other person or corporation except as may be expressly provided for in the Report. You are not entitled to use, publish or copy the Report for any purpose other than your own personal use without the written consent of QBM.
You acknowledge that the Report is given to you as the Customer and to no other person or corporation and your interest in the Report may not be assigned or otherwise dealt with to any third party without QBM’s written consent.
The Property shall at all times remain at your risk and QBM will not be liable to any person in respect of loss, destruction or damage to the Property or to any other property or person whilst the Property is being inspected by QBM and loss or damage referred to in this clause shall mean and include without limitation, loss or damage caused by the negligence or willful act or default of QBM or any other person whether or not such loss or damage is foreseeable or contemplated by QBM.
Where any act of Parliament implies in this agreement any term, condition or warranty and that act avoids or prohibits provisions in a contract excluding or modifying the application of, or exercise of or liability under such term, condition or warranty then that term, condition or warranty shall be deemed to be included in this agreement. However, the liability of QBM for any breach of that term, condition or warranty shall be limited, at the option of QBM to:-
1. the provision of a further report at no cost to the Customer; or
2. the payment of an amount equal to the Fee by QBM to you.
Subject to the preceding clause you undertake and agree to indemnify and keep indemnified QBM against all actions, claims, proceedings, costs, losses or damage whatever and howsoever caused or arising which QBM may sustain, incur or pay in connection with or arising from the provision of the Report and inspection of the Property in connection with or occasioned as a result of the negligence of QBM or any other person or corporation and you acknowledge that it is agreed to be the responsibility of the Customer to effect insurance on the Customer’s behalf in respect of those matters for which this indemnity is given.
If the Customer is a company the person or persons who have signed this agreement on its behalf acknowledge that they are officers duly authorized to enter into this agreement on behalf of the Customer and further acknowledge that they requested QBM to enter into this agreement with the Customer and in consideration of that agreement hereby (and if more than one jointly and severally) guarantee to QBM the due and punctual performance by the Customer of all of the terms and conditions of this agreement and further agree to indemnify and keep indemnified QBM against any loss or damage howsoever arising which QBM may suffer in consequence of any failure by the Customer to perform its obligations under this agreement or for any other reason whatsoever and this guarantee shall not be effected or discharged by the granting to the Customer of any time or other indulgence or consideration or transaction whereby the liability of the signatories would, but for the provisions hereof, have been effected or discharged.
It is considered that these terms and conditions have been agreed upon if you the Client issues a purchase order in lieu of signing this agreement.
Each provision set out in this agreement is to be construed as a separate limitation applying and surviving even if for any reason one or other of those provisions is held to be unenforceable, inapplicable, unfair, harsh or unconscionable in any circumstances.
Any dispute arising under this agreement shall be subject to the law and jurisdiction of the State of Queensland and wherever possible the Courts or authorities in the City of Brisbane.
The final report will be based upon and conditional upon the information provided by the person, employees or agents of the person requesting the report. Thus, any false or misleading information provided will exempt the company from any liability for decisions taken based on this report’s recommendations, where such recommendations are based upon information provided to the company.
QBM shall not be liable for missing information due to the concealment, now or in the past, and/or apparent concealment of asbestos, defects or possible defects by the person, employees or agents of the person requesting this report, or the owner, employee or agent for the owner of the building now, in the past, or in the future.
If at a later date, materials are identified, QBM should be requested to investigate if any asbestos materials are present.
The report will not be intended to be, nor will it be construed as, a guarantee or warranty, nor as any form of insurance expressed or implied. The inspector nor QBM will not be responsible for any repairs or replacements with regard to this property or the contents thereof.
During the audit, a thorough investigation will be undertaken to identify and locate all visible materials that may contain asbestos. However, due to the hidden locations, lack of access to wall cavities etc, no guarantee can be given that the audit process will identify all such material. Nor should it be construed that the audit has identified all such materials within the building.
No inspection will be conducted on the ground or soil anywhere within the complex. The inspection only covers the building/s on site and not the ground or soil upon which the complex is built.
The inspection will be undertaken in a non-destructive manner, and as such, there may be areas where ACM exists which have not been detected. Examples of such areas are wall cavities, beneath floors/slabs and floor coverings, within plant, hidden pipe work, cavity walls, encapsulated areas and so forth.
Areas that were not accessed during the inspection must be considered in the event of future major refurbishment or demolition work. It should be noted that a non-destructive inspection cannot be regarded as absolute, and all due care and caution must be exercised in the planning stages of any future building or demolition work

QBM’s Internet Terms and Conditions

1. General terms and conditions for all users

1.1 The www.qbm.com.au website (“this website“) is owned and operated by Quality Building Management (“QBM“).

1.2 Your access to this website is subject to these terms and conditions, the QBM Privacy Policy, notices, disclaimers any other terms and conditions or other statements contained on this website, and, if you use any of the services identified on this website for which additional or alternative terms and conditions are referred to, those additional terms and conditions for those other services (referred to collectively as “Terms of Use“). By accessing, viewing or otherwise using this website, you agree to be subject to these Terms of Use.

1.3 QBM may, at its sole discretion, vary or modify these Terms of Use without notice. Any subsequent access to, or use by you of the website will constitute an acceptance of those modifications.

1.4 You agree that where QBM is required, by law or otherwise, to provide you with a document, you consent to the provision of that document electronically through the links on this website. We suggest that you print a copy of the document, or file it electronically, for future reference.

Important disclaimers

1.5 QBM, and any of their directors, employees and associates do not accept any liability for any loss or damage, however caused, as a result of any person relying on any information on the website or being unable to access this website. This disclaimer is subject to any applicable contrary provisions of the Trade Practices Act.

1.6 Should you leave this site via a link contained within this website, and view content that is not provided by QBM:

you do so at your own risk. The content to which you link will not have been produced, checked for accuracy, or otherwise reviewed by QBM. QBM is not responsible for damages or losses caused by any delays, defects or omissions that may exist in the services, information or other content provided in such site, whether actual, alleged, consequential or otherwise. QBM makes no guarantees or representations as to, and shall have no liability for, any electronic content delivered by any third party;

- links to other websites are provided for convenience only and do not represent any endorsement by QBM of the products or services offered by the website owner.

2. Copyright

2.1 Copyright in the information contained on this website is owned by Quality Building Management. You may use this information for your own personal reference only. You may reproduce this information in hard copy solely for your personal use. The information may not otherwise be reproduced and must not be distributed or transmitted to any other person or incorporated in any way into another document or other material.

Terms & Conditions

All Services

Asbestos Materials Report and Register – Initial Audit

Asbestos Materials Report and Register – Review

Asbestos Management Plan

Emergency Management Plan

DILAPIDATION SURVEY REPORT

CONDITION ASSESSMENT REPORT

Defect Assessment (Condition Assessment) Report

Fire Safety Services Audit and Evacuation Plan / Emergency Management Plan – Initial

Fire Safety Services Audit and Evacuation Plan / Emergency Management Plan – Review

BUILDING FIRE SAFETY AUDIT

Maintenance Audit Report (12 month) Report

Safety Risk Assessment (WHS) Audit Report

LIMITATIONS OF THE REPORT

INFORMATION FOR OWNERS

Safety Risk Assessment (WHS) Audit Report Combined with a Maintenance Audit Report (12 month) Report

BUILDING REPLACEMENT COST ESTIMATE REPORT

SINKING FUND FORECAST

CHAPTER 3 – PART 5 SECTION 62 (2a) – REPAIRS AND MAINTENANCE REPORT

Payment Terms – Applicable for all services

The ‘Fine Print’ – Applicable for all services

Contact Info

Head Office

Phone No